5th Supplemental report to the 22nd Report of the Manager

Transcription

~x
199 BAY STREET, SUITE 2200
P.O. B0X.447, COMMERCE COURT POSTAL STATION
TORONTO, ON CANADA MST, I O4
TELEPHONE: (416) 777-0101
FnesImit-E: (416) 865-1398
hitp://www,dick insonwright.corn
RIGHTLL
DICKIN
LISA S. CORNS
[email protected]
(416) 646-4608
December 9, 2014
VIA E-MAIL
Goodmans LLP
Bay Adelaide Centre
333 Bay Street, Suite 3400
Toronto, ON M5H 2S7
Attention: Brian Empey and Mark Dunn
Dear Sirs:
Re:
Motion relating to the Fee Allocation of Schonfeld Inc.(the "Manager")
We are in receipt of the Manager's 22nd Report (the "Report") seeking, inter cilia, approval of its
proposed fee allocation methodology, which was served on December 3, 2014, as well as the
supporting fee affidavit of Harlan Schonfeld, for the Manager, served on December 5, 2014 (the
"Schonfeld Affidavit") and the fee affidavit of Brian Empey, for Goodmans LLP, served on
December 8,2014(the"Empey Affidavit"),
We have the following questions in response to the Report and would appreciate receiving your
reply by the end of this week:
1. How did the Manager measure or calculate its effort and involvement and that of its
counsel with respect to each of the categories utilized in the allocation methodology?
2. We are having difficulty determining the amount of time spent by the Manager and its
counsel in connection with the property municipally known as 1485 Dupont Street,
Toronto, Ontario (the "Dupont Property") based upon the time dockets attached to the
Schonfeld Affidavit and the Empey Affidavit. We note that both the Manager and its
counsel have provided their dockets in blocks oftime which include work performed on a
variety of different properties without breaking out the amount of time directly
attributable to each property. We would ask that you provide a breakdown of your docket
entries in order to identify the amount of time spent specifically in relation to the Dupont
Property.
3. On what basis did the Manager establish values for each of the properties owned by the
Schedule 13 and Schedule C Companies? Did the Manager consider factors which would
DETROIT 1 NASHVILLE I WASHINGTON, D.C. I TORONTO ; PE-IOENIX
TROT
TORONTO 58495-1 934748
LAS VEGAS j COLUMBUS
ANN ARDOR I LANSING I GRAND RAPIDS I SAMNA Ver
DICK1NSON
WRIGHT
LLP
Goodmans LLP
December 9,2014
Page 2
decrease value such as environmental contamination? Did the Manager consider
appraisals? If so, please provide us with copies of same, which we undertake to keep
confidential.
4. Our client is of the view that the Manager has contributed some, but not significant value
anywhere close to the $226,392,96 in fees claimed under the Manager's proposed
allocation methodology. Please detail whether: (a) the Manager completed renewal
Agreements in respect of any of the leases that existed at the time of the initial order of
Justice Newbould dated November 5, 2013; (b) whether any extensive repair and
maintenance work was required and if so, whether it was completed; and (c) what steps,
if any, the Manager took to address the deterioration of the building on the Dupont
Property ordered repaired by the City of Toronto work order issued on June 5, 2013?
5. Advise what complex legal issues arose in connection with the Dupont Property?
6. In terms of the quantum of the fees for which approval is being sought, please provide a
description of the accomplishments of the Manager and its counsel with respect to the
Dupont Property.
In addition to the foregoing, we note that the amount indicated as having been borrowed by the
Manager in connection with its administration of the Dupont Property is not supported by
documentation or by way of any explanation in the Report.
Please identify the manner in which the $215,000 borrowed in respect of the Dupont Property
was used and provide backup documentation in respect of such expenses.
We look forward to your prompt reply.
Very truly yours,
DICKENS°
RIGHT LLP
Lisa S. Come
1_,SC:rnjb
Counsel for the Lien Claimants of the Dupont Property
Client
OETROFT
NASHVILLE
TROY
TORONTO 58495-1 934748
WASHINGTON. D.C. ! T(:)RONTO
ANN ARBOR.
PHOENIX
LAS VEGAS ; COLUMBUS
LANSING ! GRAND RAPIDS 3 SAGINAW
Barristers & Solicitors
3- otr.. I
Bay Adsiarcle Centre
Toronto. Ontario M511 257
Telephone: 416.979.2211
Facsimile: 416..919.1234
good reansta
Direct Line: 416.849.6895
indunnftoodinans.ca
December 14.2014
Our File No.: 140074
By E-mail
Dickinson Wright 1,P
P.O. Box 124
18th Floor
222 Bay Street
Toronto, Ontario M5K 11-I I
Attention: Lisa S. Come
Dear Ms. Come:
Re;
ORM:Spadina et al. v. Norma Walton - fee allocation
This letter is in response to your letter dated December 9, 2014. The answers below follow
numbering in that letter,
1.
The Manager assigned values to each of the categories used in the allocation methodology
based on a review of its records and discussions with counsel. More specifically, the values
were reviewed and assigned by Harlan Schonfeld and James Merryweather of the Manager
and. Brian Empey (the partner at our office with overall carriage of the tile), Ken. Heflin (the
partner in our office that has supervised the real estate work required on behalf of the
Manager)and myself.
With respect to the property at 1485 Dupont St. (the "Dupont Property") specifically, the
values assigned reflect the following:
Active 'Properly Management (3): When the Manager was appointed, the interior of
the Dupont Property had been demolished but reconstruction had only just begun. No
funds were available to complete this work and several tenants continued to occupy
the building. Many of the issues that arose in connection with the Dupont Property
were addressed by the property manager hired by the Manager but others required the
Manager's input and involvement. As a result, the Manager spent significant time
addressing the Dupont Property's environmental and construction issues, either
directly or by providing instructions to its property manager.
Although funds were not available to complete the extensive renovations
contemplated prior to the Manager's appointment, the Manager had to ensure that the
Page 2
fi
property complied with all applicable building and environmental codes and was safe
for tenant use. This required the Manager's involvement in, among other things, the
following:
a.
Construction co-ordination: the Manager had to perform significant
maintenance to the Dupont Property to prevent further deterioration. This
required, among other things, the supervision of contractors and negotiation
with contractors who had not been paid prior to the Manager's appointment.
The most significant issues addressed by the Manager are described in the
following paragraphs.
i.
When the Manager took possession of the Dupont Property, th.e
heating system was not properly connected to the building's
mechanical and electrical system. As a result, th.e building could not
be heated. The Manager contracted with Gentry Environmental to
connect the heating units to the ducting system and supervised its
work. Once this work was performed, the Manager hired Norel
Electric to perform electrical work required to connect the heaters to
the building systems.
ii
In addition, at the time of the Manager's appointment, several trenches
had been dug on the first floor of the Dupont Property as part of an
environmental remediation effort that was commenced before the
Manager was appointed but not completed. The Manager retained
Ground Force Environmental to advance its work to the point where
the ground floor of the Dupont Property was safe and useable.
iii.
Unfinished electrical work posed a significant safety hazard at the
Dupont Property when the Manager was appointed. In order to ensure
tenant safety and compliance with applicable codes,the Manager hired
Norel Electric to address these issues.
iv.
The elevator shaft of the Dupont Property was also deficient when the
Manager was appointed. The Manager hired Roman Construction to
address this issue.
Invoices relating to the work performed on the Dupont Property are attached.
b.
Work Order: as you note in your letter, the Manager received a work order
dated June 5, 2013, which required significant structural repairs. The
Manager hired Roman Construction to complete this work. Addressing the
work order also required several meetings between the Manager and the City
Page 3
in order to address the City's concerns and ensure that the Dupont Property
complied with all applicable codes.
c.
Tenant management: the Manager spent significantly time interacting with
tenants of the building. Many of these tenants were induced to enter into
These
leases by promised improvements to the Dupont Property.
appointment
and
the
improvements were not completed prior to the Manager's
owner of the Dupont Property, Dupont Developments Inc. ("Dupont
Developments") did not have funds to complete further work.
The Manager had several discussions with tenants who threatened to withhold
rental payments as a result of the owner's failure to complete the promised
work and the general state ofthe building. All of these disputes were resolved
and the Manager collected all the rent owed while it was managing the
Dupont Property.
The Manager's interaction with the tenants was further complicated by the
fact that several of the tenants had no written leases. We understand that this
situation arose during your clients' ownership of the building.
d.
Cash flow forecasting and creditor management: the Dupont Property
operated at a loss at all material times, The Manager secured funds to
continue the operation of the Dupont Property and managed cash flow to
ensure that the building could continue to operate.
Interaction with stakeholders (3): the Manager spent time interacting with your
clients and with other stakeholders. The interaction with your clients was
significantly more complicated because of your clients' unexplained refusal to enter
into a confidentiality agreement.
The other stakeholders consulted by the Manager included the various parties with
liens registered against the Dupont Property.
Negotiated Agreements of Purchase and Sale (3).: the Manager and its counsel
negotiated and executed three separate agreements of purchase and sale, each of
which was terminated during the due diligence stage..
Legal complexity (3): the Dupont Property required significant legal work. Shortly
after the Manager's appointment, the Manager learned that Dupont .Developments
had entered into a lease with Maxx the Mutt (an art school) which required that
Dupont Developments complete extensive renovations to the Dupont Property.
Dupont Developments was unable to fund these renovations. The Manager's counsel
conducted research with respect to its ability to disclaim the lease and, if necessary,
vest the lease off oftitle to the Dupont Property so that it could be sold.
Page 4
Subsequently, your clients served a motion to lift the stay of proceedings so that they
could commence enforcement proceedings originally returnable in June 2014. Your
clients resisted taking possession of the Dupont Property and, as a result, the Manager
was forced to draft and serve a motion for its discharge. Your clients threatened to
oppose this motion and force the Manager to remain in possession of the Dupont
Property against its will. Both motions were ultimately adjourned to October 9, 2014.
Prior to the return of your clients' motion, we wrote several times to confirm the
Manager's understanding that your clients would make appropriate arrangements to
take possession. We did. not receive the courtesy of a response to these e-mails and
your office subsequently took the position that your clients meant all along to leave
the Dupont Property unattended. My e-mail describing these events (which also did
not receive the courtesy of a response is attached.
The foregoing eYents required a further attendance by the Manager to ensure that
stakeholders and the Court understood the position that your clients put the property
in and added further legal complexity to this aspect ofthe Manager's mandate.
in addition, the Manager's counsel drafted three Agreements of Purchase and Sale
relating to the Dupont Property, together with various collateral documents relating to
each agreement. The fact that three separate Agreements of Purchase and Sale were
negotiated and then terminated added further legal complexity.
Claims Process (0): no claims process was conducted in connection with the Dupont
Property and therefore there is no portion of the fee allocation ascribed to that
category.
Property value (2): the value of the Dupont Property was determined to be between
$5 million and $10 million based on the Manager's discussions with CBRE and
potential purchasers.
The Manager's dockets have all been produced. No further breakdown exists. In the
Manager's view, a strict accounting to allocate time among the assets that were the subject of
the Novernber 5 Order receivership would not be cost-effective and would drive up the
overall cost of the proceeding. The Manager's 22nd Report sets out what is, in the Manager's
view, a fair method of allocating costs among the properties.
As noted above, no specific value has been assigned. This portion of the allocation is based
on a range of values determined by the Manager based on its marketing activities. It
implicitly accounts for environmental contamination since that contamination impacted the
value of the offers made to the Manager. It is not based on any appraisals of the Dupont
Property.
•
Goo
Page 5
Jai
Without accepting that your c.:lients' subjective assessment of the value contributed by the
Manager is relevant, we advise as follows:
4.
(a)
No renewal agreements were completed with existing tenants. Given the state of
repair of the Dupont Property, the Manager was of the view that prospective
purchasers may decide to conduct extensive renovations or even demolish the
existing 'building, Long-terra tenancies would potentially complicate such efforts and
decrease the sale value of the property. The Manager also notes that no stakeholders
(including your clients) took the position that the Manager should seek to enter into
renewal agreements with tenants of the Dupont Property,
(b)
The Manager's repair work is described above. That work was required to ensure
that the Dupont Property was safe and. useable for tenants. No funding was available
for more extensive renovation.
(c)
The steps taken by the Manager are described above, the City of Toronto was
satisfied with these steps and the work order was lifted.
5the legal issues relating to the Dupont Property are described above.
6.
The meaning of this question is not clear. The Manager fulfilled its mandate pursuant to the
Order of Justice Newbould dated November 5, 2013. lts activities and accomplishments are
described above and in its reports.
7.
With respect to funds borrowed to support the Dupont Property, please see attached a cash
flow which describes how funds were used and invoices to support the Manager's
expenditures.
We trust the foregoing addresses your questions. We look forward to receipt of particulars of your
clients' objection to the fee allocation and proposed alternate allocation.
Yours very truly,
Goodmans LIT
Mark Dunn
Encl.
6403379.1
Dupont Developments Ltd.
Manager Cashflow Report
2013
2014
I
Nov5-30Dec 1.31
14,769
1,762
Opening Balance
Receipt
9,741
1,822
Rental Receipts
50,000
Mangsr Funduig.
70,700
22,350
Funding-Walton
130,441
24,172
Total Receipts
Disbursements
24z 75
24,375
Mortmge
Utilities
43
Bell
1,620
Enbridge
3,755
4,730
Toronto Hydro
City of Toronto
eratin,g Expenses
Adrian The
Associated Bailiffs
GMC Plumbin8
Goodbye Graffiti
Lady Bug ?est Control
Land-Can
March Elevator
Nla)tguard Alann
Metro 14ardware
Nexus Protective
Noble Cleaning
Protocom
(2)tality Chemical
R&T (Danie Manclawie)
Signa Fire & Safety
Sigtronix Signs
TSSA
United Messenms
Wasteco
Capital Exenses
50
GentD.,Env, Sistems 0.).
-a000
Ground Force (y)
4,087
,Tedcl Jones
Norel Electric()c)
Novacore4,074
Right & Square (c1)
Roman Construction(e)
Titan Plumbing
1,441
Property Management
Insurance
800
46
Bank Fees
82,966
37,179
Total Disbursements
Jan. 1-31
49,237
Feb 1-28
14,646
Mar 1-31
22,621
Apr 1-30
10,526
Mav 1-31
1,607
Jun 1-30
8.162
Jul 1-31
8,432
Aug 1-31
7,648
Sep 1-30
5,287
Oct 1-31
21,977
Nov 1-30
5,740
11,608
46,000
8,301
21,000
15,207
19,000
8,601
11,000
19,894
10,000
6,906
9000
19,672
7,000
8,033
14,000
23,200
17,000
16,339
8,000
3,000
57,608
29,301
34,207
19,601
29,894
15,906
26,672
22,033
40,200
24,339
3,000
5
92,199
16
21,326
49.237
14,646
22,621
Closing Balance
(a)
(b)
(e)
(4)
(e)
1.762
,
57
62
120
2,459
7,057
7,901
11,805
6 887
14,818
412
240
439
;006
125
763
509
599
2,159
1,556
346
179
299
719
2.220
1 787
864
3,164
2,571
•
57
57
3,101
1,431
6.606........_..._..._...6,188
269
1,489
57
222
3,487
307
60
70
3,789
57
187
3,237
66
66
509
339
599
170
299
170
299
299
1,582
161
173
179
864
1,582
157
39
57
79
2,263
512
170
299
613
121
pa
170
299
254
121
170
121
245
173
663
1,700
1,582
864
893
1a582
B64
1,582
1 787
1,582
1,695
56
378
16
79
8
198
3,663
301
.
,859
4
407
149,125
215,000
93,050
457,375
125_.
_24_.75..._._.
170
299
844
484
TOTAL
Noe 5/13 to
Nov 30/14
14,769
22
119
303
105
23
80
2,486
362
2,451
226
514
00
4,068
1,041
80
80
2260
2,065
18,573
35,200
8,435
2,932
1,115
1,921
961
9,618
7122
4,351
5,622
1V00
32,790
4011
14
46,302
961
5,620
14
28,520
961
1,298
17
23,339
554
14
15,636
1,921
1,909
17
27,456
961
554
17
24,395
961
554
9
23,509
961
554
8
40,576
10,526
1,607
8,162
8,432
7,648
5,287
21,977
5,740
Completing book up of roof-top heating units. ducting and temperature control units
Soil removal, compaction, concrete (Nov 2013)
Electrical hookup of heating units, repair of deficient electrical
Provide and install washroom doors
Largely for repair work related to stucco and concrete falling from building (required punuani to City of Toronto work order)
701
961
.D,314).
9
7,368
1,372
'750
16,226
79,139
6,674
131
509
52
2,034
3,294
5,352 -`
5,692
864
179
9,624
15,227
301
418
15937
1,041
303
B45
69
1,319
52,260
20,637
4,887
35200
29,950
3,944
56,963
5,115
12,006
9,730
985
470,772
1,372
from:
To:
Cc:
Subject:
Date:
Attachments:
Dunn, Mark
"Michael J. Brzezinski"
Empev. Brian; LaBine. Jackie; "harlanschonfeldinc.com"; Mark S. Shapiro; James Merryweather; 'David P.
Preger"
RE: 1485 Dupont URGENT
Sunday, October 19, 2014 7:57:58 PM
image002.onq
image003.oriu
1.1%
•FIXX Xffli
Further to my e-mail on Friday, I have now had an opportunity to review our correspondence
relating to this matter. We remain of the view that your recitation of the facts is not correct and
that the situation your client has now placed the Property in is unacceptable.
Let me deal first with your assertion that you were forthright with respect to the fact that your client
did not intend to take possession of the Property. I can state categorically that I had no knowledge
at all of this intention. My client did not — and would not consent to the Property being left
without anyone responsible for it. If we had known of your intention, we would have opposed it.
The relevant facts are set out below:
• When you first brought your motion in June 2014, I made it quite clear that our client would be
seeking a discharge and your client would need to take possession. Your client did not want to
take possession because of the various environmental issues and other factors relating to the
Property. In fact, your client was so concerned about taking possession that it considered
asking the Court to require that my client remain in place against its will. Ultimately, your client
adjourned its motion because an offer was received by my client. That offer unfortunately did
not result in a completed transaction and you rescheduled your client's motion;
•
1 wrote to you on September 8, 2014, shortly after you rescheduled your motion for October 9
to reiterate this position:
"As you know, our client will not oppose your motion to lift the stay and will seek a
discharge from any responsibilities that it may have in respect of the Dupont
property at the same time. I made it clear during our previous conversations that
the Manager is not prepared to remain in place once the stay is lifted. Please
confirm that your client has made, or is in the process of making, alternate
arrangements for the management and preservation of the property pending
completion its power of sale proceedings or whatever other enforcement steps it is
planning once the stay is lifted."
•
I did not receive the courtesy of a response to my e-mail, so I wrote again on September 30,
2014 as follows:
"I have not heard back from you in response to my e-mail below. As you know, we
will be obtaining a discharge from any responsibility for 1485 Dupont. Kindly
confirm that your clients have made appropriate arrangements to take possession."
•
Again, I did not receive the courtesy of a response. You called me a few days before the motion
and advised that your client planned on withdrawing its motion. I advised that I was puzzled by
this since my client had consistently and repeatedly advised that it did not object to lifting the
stay but would seek a discharge.
•
In light of my e--mails on September 8 and 30, you cannot possibly have been confused about
my client's position that if your client lifted the stay and my client was discharged, your client
would need to take possession. Moreover, I asked you to have your client contact mine to
make these arrangements. You said you would raise it with him. You never once raised the
possibility of leaving the Property unattended.
•
Perhaps most troubling of all is that you now say that this was your intention all along when you
drafted the Order.
We will be putting these facts before the Court at the earliest opportunity and seeking advice and
direction with respect to how we should proceed. Leaving everything else aside, we now have a
situation where there is no party responsible for the Property. Our client has been discharged but
its property manager (who is also discharged) is receiving calls from tenants who have no other
contact. No one is available to respond to emergencies and it is not even clear if your client has
secured insurance for the Property. Your client is not the only stakeholder with an interest in the
Property. If, as you now assert, your client does not intend to take possession then alternate
arrangements need to be made so that the Property is protected. Whatever these arrangements
are, they will need to be funded by a charge that ranks ahead of your client's charge.
We have been keeping track of all time spent on this issue separately and will ask that costs be
awarded against your clients, payable forthwith. in the alternative, these costs will be added to the
Manager's charge, which ranks ahead of your client's charge.
Regards,
Mark
From: Michael J. Brzezinski [mailto:[email protected]]
Sent: Friday, October 17, 2014 4:43 PM
To: Dunn, Mark; Mark S. Shapiro
Cc: Empey, Brian; LaBine, Jackie; '[email protected]; James Merryweather
Subject: RE: 1485 Dupont URGENT
Mark,
The Order of Justice Pattillo does not require our clients to take possession of the Property. In fact,
the Order was specifically worded so as to avoid that result. Rather, it lifts the stay and grants the
Mortgagees the right to enforce the mortgage in whichever manner they see fit. Enforcement does
not necessarily require possession and our clients are under no obligation to do so. We have been
forthright about this from the get go.
In any event, Mr. Brudner cannot be reached today as it is a Jewish holiday, We will seek instructions
and advise how the Mortgagees wish to proceed early next week.
Regards,
Michael
Michael J. Brzezinski Lawyer
199 Bay Street
Suite 2200
Commerce Court West
Toronto ON M5L 1G4
Prolific
1."--Card
Phone 416-777-2394
Fax
416-865-1398
Email Elikrzezinskiedickinsonwrightmin
DICKINSON VSet
it,
From: Dunn, Mark [rnailto:ndiiih(clgoodmans.ca]
Sent: Friday, October 17, 2014 11:05 AM
To: Mark S. Shapiro; Michael J. Brzezinski
Cc: Empey, Brian; LaBine, Jackie; [email protected]; James Merryweather
Subject: FW: 1485 Dupont URGENT
Importance: High
Gentlemen,
Please see below. As you know,the Court Order clearly requires that your client take possession of
the property from my client. Your client consented to this order. Your client's failure to act is
putting the property at risk in a way that we cannot and will not accept. If your client does not
arrange to take possession immediately we will be forced to bring an urgent motion to directions to
the court and look to your delft for the costs incurred as a result of its inaction.
I look forward to hearing from you.
Regards,
Mark
Mark Dunn
Goodmans LLP
416.849.6895
d
odmans.ca
Bay Adelaide Centre
Toronto, ON M5H 287
goodmans.ca
Atterilieli
ossolidential_ !?rete.c.A Cr othofwF3:::
- named oddivme.:(s) ond may contain iirorinfriton thAt
keilded sdtely tbr {}h:
not the. int.ended recipic!nt of
Irorri (bsolom.kre. No waivtr .0f:confidence. privilege, preteeticin or isther=v;se is made. if VOU
exArwouniciAlion. 3r wish to Linsubscrilkl. ph:else adk.ise Lis inunedialetv ai Drilmyofficertagootimans.cd ond deltie ih4 ni it vAthout .uod13.1g e.opvitig
or forirarding 1.0 anyone. Good:LT)ans L 1.P, K;..; Bay Streol.. Suite. 3400.. Ton:Nita. ON. M5ii'57. wlvw.-oudinan,ga. You !nay urts1.11,5.5lita: to of-lain
COtilMtitnatifyl 5. i
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0: here.
From: Andrus Kung [mailbYakunglthrlarlane,ca]
To: 'Harlan Schonfeld'; jbrudriercasympatieo.ca
Cc:'James Merryweather'; 'Susan Liberto'; LaBine, Jackie; Dunn, Mark
Importance: High
None one has yet picked up the files or keys. Tenants and contractor continue to call us and we are
not responding. This is a dangerous situation because there is no one responding to emergencies or
keeping an eye on the property.
if Tenants and contractors call should I direct them to Jack?
Please advise as this is an Urgent issue.
Thank you,
Andrus
From: Harlan Schonfeld Unallto:Harlan(d)schonfeldinc.coml
Sent: Wednesday, October 15, 2014 12:49 PM
To: jbrudner(d)sympatico.ca
Cc: James Merryweather; Andrus Kung; Susan Liberto; LaBine, Jackie; Mark Dunn
(rndunn0Qoodmans,40
Subject: 1485 Dupont URGENT
Jack:
The order is clear. The Manager is discharged of any responsibility. The mortgagee is in control of
the property. Briarlane nor the Manager have any responsibility.
You need to make immediate arrangements to manage and control the property.
We've moved....
S. Harlan Schonfeld CPA, CIRP
.S.C.121011FELDIN.c.,
77 King Street West
Suite 3000, P. O. Box 95
TO Centre North Tower
Toronto, ON M5K 1G8
Tel 416.862.7785
Cell 418.254.1992
Fax 416.862.2136
+ Tr
Experience acquired. Experience applied.
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From:
To:
Cc:
Subject:
Date:
Dunn. Mark
nthaei J. Brzezinski; Mark S. Shapiro
La5ine. Jackie; Empey, Brian; "harlan(aschonfeldinc.com"
RE: DBDC Spadina Ltd. et al v. Walton et al - Motion of the Mortgagees of 1485 Dupont Street
Monday, September 08, 2014 9:36;01 AM
Gentlemen,
As you know, our client will not oppose your motion to lift the stay and will seek a discharge from
any responsibilities that it may have in respect of the Dupont property at the same time. l made it
clear during our previous conversations that the Manager is not prepared to remain in place once
the stay is lifted. Please confirm that your client has made, or is in the process of making, alternate
arrangements for the management and preservation of the property pending completion its power
of sale proceedings or whatever ether enforcement steps it is planning once the stay is lifted.
Regards,
Mark
Mark Dunn
Goodnians LLP
416.849.6896
[email protected]
Bay Adelaide Centre
Toronto, ON 11/15H 2S7
goodrnans
From: Luisa A. Salerno [mailto:[email protected]]
Sent: Friday, September 05, 2014 9:09 AM
To: Dunn, Mark; Empey, Brian; LaBine, Jackie; [email protected]; [email protected];
[email protected]; [email protected]; [email protected]; [email protected];
mmcmackinObtzlaw.ca; [email protected]; [email protected]; [email protected];
[email protected]
Cc: Michael J. Brzezinski; Mark S. Shapiro
Subject: DBDC Spadina Ltd. et al v. Walton et al - Motion of the Mortgagees of 1485 Dupont Street
Counsel,
Please be advised that the motion in this matter has been scheduled for October 9, 2014 at
10:00 a.m. for 2 hours.
Thank you
Luisa A. Salerno Legal Assistant
199 Bay Street
Suite 2200
Commerce Court West
Toronto ON M5L 1G4
Phone 416-777-2411
Fax
416-865-1398
Email LSalernoadickinsonwright.com
DICKINSON WRIGHTL
cv.re
'Mit)
T t4 i
.
,2n1,
.2
messaoe and any altnr.hinents are iraended only for the use of tho tritoodod
Conedentiality WernIng:
and may be pri,,leued. II yot: are not the intertded recipient ynu are hereby ocAilied it‘st eny
p;ohibUect.
cooy, copylni. circulation or othat use of this message e.:id any attecnrnenis
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k.
de Ëinoteir.i.s: il est da nature catficlentieile al peul constituer une information prilÆrtiglée. Nous aver•;issc:is. toute personne OLiftr.;
p-c.A.iu que l'examen,:a retransmission. l'irni)ression ia cupie, lë i!istriliuliUll eti tOtilfe autre utili;38tior de ce measege et oe
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From:
To:
Cc:
Subject:
Date:
Dunn, Mark
"Michael 3. Brzezinski"; "Mark S. Shapiro'
LaBine, Jackie; Emnev, Brian; "harlao(aschonfeldinc.com"
RE: DBDC Spadina Ltd. et al v. Walton et al - Motion of the Mortgagees of 1485 Dupont Street
Tuesday, September 30, 2014 4:5S:34 PM
have not heard hack from you in response to my e-mali below. As you know, we will be obtaining a
discharge from any responsibility for 1485 Dupont. Kindly confirm that your clients have made
appropriate arrangements to take possession.
Mark Dunn
Goodmans LLP
416 849 6895
[email protected]
Bay Adelaide Centre
Toronto, ON M51-i 2S7
goodmans.ca
From: Dunn, Mark
Sent: Monday, September 08, 2014 9:36 AM
To: Michael J. Brzezinski; Mark S. Shapiro
Cc: LaBine, Jackie; Empey, Brian; [email protected]`
Subject: RE: DBDC Spadina Ltd. et al v. Walton et al - Motion of the Mortgagees of 1485 Dupont Street
Gentl ewer,
As you know, our client will not oppose your motion to lift the stay arid will seek a discharge from
any responsibilities that it may have in respect of the Dupont property at the same time. I made it
clear during our previous conversations that the Manager is not prepared to remain in place once
the stay is lifted. Please confirm that your client has made, or is in the process of making, alternate
arrangements for the management and preservation of the property pending completion its power
of sale proceedings or whatever other enforcement steps it is planning once the stay is lifted.
Regards,
Mark
Mark Dunn
Goodmans LLP
416,649.6895
[email protected]
Bay Adelaide Centre
Toronto, ON M5H 2S7
goodmans.ca
From: Luisa A. Salerno [mailto:LSalernodickinson-wright.corn]
Sent: Friday, September 05, 2014 9:09 AM
To: Dunn, Mark; Empey, Brian; LaBine, Jackie; sroyalitigate.com; pgriffin©litigate.com;
pveelnlitigate.com; nwalton(aroseandthistle.ca; cohencohensabsay.com; andreaLe_eAgiaholt.com;
mmcmackinbtzlaw.ca; a.contecontelaw.ca; arnoldazweiglaw.com; craigCamacklawyers.ca;
jclkakwlaw.net
Cc: Michael J. Brzezinski; Mark S. Shapiro
Subject: DBDC Spadina Ltd. et al y. Walton et al - Motion of the Mortgagees of 1485 Dupont Street
Counsel,
Please be advised that the motion in this matter has been scheduled for October 9, 2014 at
10:00 a.m. for 2 hours.
Thank you
Luisa A. Salerno Legal Assistant
199 Bay Street
Suite 2200
Commerce Court West
Toronto ON M5L 1G4
Phone 416-777-2411
Fax 416-865-1398
Email LSalernoedickinsonwright.com
CK1NSON.WR1.G14.3L1.l+
Dl
IC#11
PRI1019A hiVADM OHIO TENNE':::r:i.34+
au=
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any
attachments
intended only,for the use of the intended recipient(s'
;, are coaifidente!
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and may be privilege.d. If yeu are not the intended recipient you are hereby notified Vivat any review, retransmission, conversion to hard
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..s2 message et
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information
tout
tr
Environmental Systems
CUSTOM SHEET METAL
\IPNT!LATINC3 -NR CON:n.10!-.'iNG
ktE.(:HANICAL- MAINTENANC!::
Due.ot-4.7 Dor-ortLePlAeWr-
.
INVOICE No
;NVO.;CE DATE
P.1"-OUNTS PAYABLE
Descriplion
rtmou
"11
heAt
•
••
-12,
hallway MUA
•F — :.,
t-
5, Fr -2P.5
DRAW #5
$44,247.
Includes Commissioning liyr healing only.
TC
INVOICE
Ground Force Environmental Inc.
75 Ardelt Place
Kitchener Ontario N2C 2C8
Invoice #
12710
11/30/2013
itIC
Solutionsfor Earth
Tel:
Fax:
Invoice Date
(519)664-0767
(519)664-0772
Project:
Sales To:
Dupont Developments Ltd
c/o Rose & Thistle Properties
30 Hazelton Avenue
Toronto ON M5R 2E2
397-2013
1485 Dupont St.
Toronto ON
Attn:
Project Manager:
Mark Goldberg
11/09/2013
Item
Code
Draw
Order#
Billing Period
From
David Blaymires
Description / Change Description
4
not available
11/30/2013
Contract
Quantity
Unit
of M
Contract
IJ/1P
Contract
Amount
Value
Quantity
Prior Invoiced Prior Invoiced
1
Preparations,Mobilization,Locates,SSHSP
1.000
LS
8,552.79
8,552.79:.
1.000
8,552.79
2
Breaking,Cutting,Removal,T&D of Concrete in
1.000
LS '
7,833.21.
7,833.21
1.000
7,833.21
21,505.29
Quantity
This Invoice
Value
This Invoice
Source Area
Source excavation, Removal, T&D on Non-Haz
3
500.000
MT
500.000
64.1.9
32,097.45 1
335.000
20,184.81
Impacted Soil
MT
40.37
428.180
17,285.46
5
Drilling and Injection Well Installation
44.000 wells
751.85
33,061.51:
46.000
34,585.22
6
Installation of VES Wells
31.000 • wells
442.33
13,712.16
41.000
18,135.44
4
7
I
•
8
Supply, Transport, Place and Compact Gran B
Concrete Cutting of trenches
656.000
m
11.97
7,854.00
594.700
7,120.08
Concrete Removal,Transport and Recycling
105.000
MT
93.50
9,8.17.50
81.340
7,605.29
m
36.90
29,521.80
805.900
from Trenches
9
Installation of Injection Line and VES Horizontal
800.000 .
29,706.311
piping
10
m2
Concrete restoration of Source Rooms - 8Y
OWNER
11
Concrete Restoration of Ali Trenches
156.000
m2
118.46
18,480.00
12
Demobilization
1.000
LS
3,465.00
3,465.00
13
Supply, Transport, Installation of Windmills
8.000 •
ea
366.71.
2,933.70
8.000
ea
41.87
334.95
1.000 i
14
Supply, Transport, Installation of Lockable Cam
1.000
3,465,00
8.000
334.95
120.500
14,274.62
1.000
2,243.30
24.300
1,754.16
Locks
15
Bio-Feasibility Testing for Future Injections
16
Supply, Installation of Tracer Wire
17
•
Supply, Installation of 20 mil HDPE Vapour
LS
2,243.30
680.000
m
0.42
286.44
381.000
160.49
1.000
LS
1,017.33
1,017.33
1.000
1,017.33
24.000 i
m2
72.19
1,732.50
2,243.30 -
Barrier
18
Restoration of Asphalt Parking Lot
CO 1
Change Order #1 Removal of an Unknown
Page
1 of 2
EN
CeliMErf oil. INC
Solutionsfor Earth
75 Ardelt Place
INVOICE
Tel:
Fax:
Invoice Date
Invoice #
(519)664-0767
(519)664-0772
Project:
Sales To:
30 Hazelton Avenue
Toronto ON M5R 2E2
397-2013
1485 Dupont St.
Toronto ON
Attn:
Project Manager:
Mark Goldberg
Item
Code
CO 2
11/09/2013
David Blaymires
Draw #
Order#
Billing Period
From
12710
11/30/2013
to
Description / Change Description
4
not available
11/30/2013
Contract
Quantity
Unit
of M
Contract
U/P
Contract
Amount
Quantity
Value
Prior Invoiced Prior Invoiced
Buried Tank
1.000
12,342.00
1.000
12,342.00:
Change Order #2 Compressor Room - North
1.000
4,385.00 :
4,385.00
1.000
4,385.00
1.000:
3,855.00
3,855.00 '
1.000
3,855.00
1.000 '
5,255.00
5,255.00 !E
1.000 !
5,255.00
1.000
7,410.00
7,410.00
1.000 i
7,410.00
12,342.00
Quantity
This Invoice
Value
This Invoice
Side of Br
CO 3
Change Order #3 Break and remove extra
concrete fo
CO 4
Change Order #4 Break and remove extra 2nd
floor i
CO 5
Change Order#5 Brick wall & extra 2nd
concrete Flo-
' CO 6
7 Remove Slag in Trenches
1.000
1,080.00
1,080.00
CO 7
8 Dig Trench to 10" depths
1.000
1,455.00
1,455.00
CO 8
9 Remove Slag and dig trench to 10"
1.000
700.00
700.001.
CO 9
10 Removal of Scrap Steel
1.000
540.00
540.00
CO 10
11 Supply and Deliver 8'' Well Cover
1.000
355.90
385.90
CO 11
12 Heat Trace and Insulation
1.000
1,315.40
1,315.40
CO 12
13 Extra Bedding Sand For Trench
1.000
345.32
345.32
232 217.07
TOTAL
Contract Value
Billed to Date
Remaining
Holdback
Contract
193,148.45
175,578.94
17,569.51
17,557.89
Changes
39,068.62
33,247.00
5,821.62
3,324,70
Total
232,217.07
208,825.94
23,391.13
20,882.59
Page 2 of 2
Total
Less Holdback
Sub-Total
GST/HST
Invoice Total
190,553.86
80916 0864 RT0001
18 272,08
18,272.08
1,827.21
16,444,87
2,137.83
18 582.70
EN
k 0 MENTA
Solutions iv Earth
75 Ardelt Place
Tel:
Fax:
(519)664-0767
(519)664-0772
INVOICE
Invoice # :
Invoice Date :
12731
12/11/2013
Project:
Sales To:
30 Hazelton Avenue
Toronto ON M5R 2E2
397-2013
1485 Dupont St. Toronto
)
Project Manager:
Attention:
David Blaymires
Order#
Billing Period
From
Descriptor)
Quantity
1
Unit
Amount
Unit Price
1,827.21
Holdback Amount for Inv. 12710
Draw #4
1,827.21
S.T.No:
80916 0864 RT0001
Total Sale
1,827.21
0.00
Less Holdback
Sub-Total
H.S.T.
Invoice Total
Due upon receipt. 2% per month over 30 days!
1,827.21
237.54
2,064.75
Page: 1 of
1
Invoice
20 Edgecliffc Golfway
Unit 703
Toronto, Ontario
M3C 3A4
Tel: 416-445-7000
Date
Invoice #
2014-01-15
10774
P.O. No.
Fax: 416-445-7003
Terms
Invoice To
C/O The Rose and Thistle Group Ltd.
30 llazelton Ave.
Toronto, ON M5R2E2
Yvonne Liu
Project:
1485 Dupont Ave.
Amount
Description
Qty
3,350.00
Project: Miscellaneous Work
As per your request, we are pleased to provide you with a quote to supply all labour and materials,
tools and supervision to complete all electrical work as listed below for the above mentioned
project
1. Supply and install one (1) new wall pack light fixture 70watt outside above the front door as per
Danny's (site super) request during our site visit
2. Replace existing front entrance vestibule light with new
3. Supply and install power to the hot water tank at the second floor
4. Supply and install power,complete with wiring, disconnect and breakers for three (3) additional
furnace units that were not discussed during our original walk through
GST On Sales
Thank you for your business
Subtotal
HST
Total
GST/HST No.
805758117
435.50
$3,350.00
$435.50
$3,785.50
Invoice
20 Edgecliffe Golfway
Unit 703
Toronto, Ontario
M3C 3A4
Tel: 416-445-7000
Date
Invoice #
2013-12-24
10748
P.O. No.
Fax: 416-445-7003
Terms
Invoice To
30 Hazelton Ave.
Toronto, ON M5R2E2
Yvonne Liu
Project:
1485 Dupont Ave.
Amount
Description
Qty
21,000.00
The following is for the work listed bellow
GENERAL
1. Supply and install balance of necessary distribution equipment and infrastructure in order to
power up all the furnaces
2. Supply and install additional lighting at the north entrance vestibule as per the site super Danny
GROUND FLOOR
1. Supply and install power to eight(8)furnaces c/w breakers and local disconnect switches on the
units for servicing
as per code throughout as per our walk through with the mechanical contractor
SECOND FLOOR
1. Supply and install power to five (5)furnaces c/w breakers and local disconnect switches on the
units for servicing
2. Supply and install power to one (1) make up unit c/w breakers and local disconnect switches on
the units for servicing
TI-11RD FLOOR
1. Supply and install power to ten (10)furnaces c/w breakers and local disconnect switches on the
units for servicing
2. Supply and install power to one (1) make up unit c/w breakers and local disconnect switches on
the units for servicing
Price agreed
$ 21,000.00
2,730,00
GST On Sales
Subtotal
HST
Total
GST/HST No.
805758117
$21,000.00
$2,730,00
$23,730,00
Invoice
20 Edgeeliffe Golfway
Unit 703
Toronto, Ontario
M3C 3A4
Tel: 416-445-7000
Date
Invoice #
2013-12-27
10750
P.O. No.
Fax: 416-445-7003
Terms
Invoice To
30 liaze1ton Ave.
Toronto, ON M5R2E2
Yvonne Liu
Project:
1485 Dupont Ave,
Amount
Description
Qty
6,800.00
The following is for the work listed bellow
1. Supply and install four (4) emergency battery units and thirteen (13)new exit lights and eleven
(11)twin emergency
heads throughout the ground, second and third floors
2, Supply and install two (2) hand dryers and emergency heads in the public washrooms
For the price of
$ 6,800.00
884.00
GST On Sales
Subtotal
HST
Total
GST/HST No.
805758117
$6,800,00
$884.00
$7,684.00
Ro
Sewices
RomanArtisa
357 ROUGE HILL CRT
PICKERING, ONTARIO, LIV 6L5
647-282-4246 fax 416-792-7877
invoice No.
90922
P.O. No.
444770
GST No.806 843 603 RT0001
INVOICE
Customer
Name:
Dupont Developments Ltd.cio Briariane Rental
Address: 85 Spy Court
Unit 100
City:
Prov: ON
PC; L3R4Z4
Markham
Phone:
Suite #
Qty
Roof
1
Description
Supply & install 34 feet of roof edge fall protection
railing with the 4 feet wide deck (cat walk) on the 4th
floor roof top
Supply & install 25 feet of roof edge fall protection
railing with the 4 feet wide deck (cat walk) on the 3rd
floor roof top
Date:
Building
Address:
City:
19/06/2014
1486 Dupont St
Unit Price
Total
Toronto
$3,850.00
$3,850.00
r•
jThx-t-t-O-A-1
/
4- k14.1:
Llifs"..
4
.w./..i
it_ Ng
LI, '?9),
SubTotal
Payment
• Cash
Cheque
O
Credit Card
O
TaxeV
$500.50
TOTAL
Name
CC #
Expires
J
$3,850.00
$4,350.50
RomanArtisanServicesinc
Ro
357 ROUGE HILL CRT
PICKERING, ONTARIO, L1V 6L5
647-282-4246 fax 416-792-7877
Se wices
Invoice No.
62476
P.O. No.
441757
GST No.Boe 843 603 RT0001
IIVVOICE
Customer
'\
[Name:
Dupont Developments Ltd.c/o Briarlane Rental
Unit 100
PC: L3R4Z4
City:
Prov: ON
Markham
Phone:
Suite #
Building
Date:
Building
Address:
`City:
Unit Price
Description
1
REPLACED LINTEL AT THE WINDOW ON THE
LANEWAY SIDE,
,
..i
i
$4,975,00
14/08/2014
1485 Dupont St
Toronto
Total
$4,975.00
., t
to
tf14
IrP PI
II k()-5
Istit-
71_14
5,G0 . 1C
Payment
(;)
Cash
Cheque
0
0
Credit Card
Name
CC #
Expires
x
• Ro • an
Services
anServices1 nc
357 Rd
LL CRT
PICKERING, ONTARIO, L1V 6L5
647-282-4246 fax 416-792-7877
Invoice No.
91558
P.O. No.
441764
GST No,806 843 603 RTOD01
INVOICE
Customer
ie
Name:
Dupont Developments Ltd.c!o Brlariane Re
Unit 100
City:
Markham
Prov: ON
. L3R42,4
Phone:
\._
Sul e #
Q
Building
1
Date:
Building
Address:
City:
Description
14/08/2014
1485 Dupont St
Toronto
rota
Linft Price
SUPPLY LABOR AND MATERIAL TO PERFORM
STUCCO REPAIRS ON THE FACADE
Ati#ti*litOt
$40,965,00
AS PER QUOTE
. ...
c., A •
0 0.
•
- -'
?
1
• "'"v.
LH
GI
14/1
/
1
4t-
4
Vim.t )N
kY?
Tile/
,.
\003c..9...
Z
621 1.- 3. jy
TL-Stfg.
. TL(42
d It_ok....., fl-f-,t.c
ti-C, (9.90,
4-
(if/ (7)_e( 0
VIO i
(
1--f-1 lkieY 1
SubT tat
Payment
Cash
0
Cheque
0
Credit Card
0
Taxes
Name
CC#
Expires
2
$40,965,00
HST
$5,325.45
TOTA
$46290,45
Barristers &.S.olk;i1nrs
Bay Adelaide Centre
Toronto, Ontario M5H 2S7
e"--1
SIO
Telephone: 416.979.2211
Facsimile: 416.9/9.1234
goodmans.ca
Direct Line: 416.849.6895
mdunrigjgoodmans.ca
December 14, 2014
Our File No.: 140074
By E-mail
Dickinson Wright LLP
P.O. Box 124
1.8th Floor
222 i3ay Street
Torontc.), Ontario M5K11I1
Attention: Lisa S. Corns
Dear Ms. Come:
Re;
DBDC Spadina et al. v, Norma Walton - fee allocation
This letter is in response to your letter dated December 9, 2014. The answers 'below follow the
numbering in that letter.
1.
The Manager assigned values to each of the categories used in the allocation methodology
based on a review of its records and discussions with counsel, More specifically, the values
were reviewed and assigned by Harlan Schonfeld and James Merryweather of the Manager
and Brian Empey (the partner at our (Alice with overall carriage of the file), Ken Heflin (the
partner in our office that has supervised the real estate work required on behalf of the
Manager) and myself.
With respect to the property at 1485 Dupont St, (the "Dupont Property.") specifically, the
values assigned reflect the following:
Active Property Management(3): When the Manager was appointed, the interior of
the Dupont Property had been demolished but reconstruction had only just begun. No
funds were available to complete this work and several tenants continued to occupy
the building. Many of the issues that arose in connection with the Dupont Property
Nvere addressed by the property manager hired by the Manager but others required the
Manager's input and involvement. As a result, the Manager spent significant time
addressing the Dupont Property's environmental. and construction issues, either
directly or by providing instructions to its property manager.
Although funds were not available to complete the extensive renovations
contemplated prior to the Manager's appointment, the Manager .had to ensure that the
Page 2
property complied with alt applicable building and environmental codes and was safe
for tenant use. This required. the Manager's involvement in, among other things, the
following:
a.
Construction co-ordination.; the Manager had to perform significant
maintenance to the Dupont .Property.' to prevent further deterioration. This
required., among other things, the supervision of contractors and negotiation
with contractors who had not been paid prior to the 'Manager's appointment.
The most significant issues addressed by the Manager are described in the
following- paragraphs.
When the Manager took possession of the Dupont Property, the
heating system was not properly connected to the building's
mechanical and electrical system. As a result, the building could not
be heated. The. Manager contracted with Gentry -Environmental to
connect the heating units to the ducting system and supervised its
work. Once this work was performed, the Manager hired 'Morel
Electric to perform electrical work required to connect the heaters to
the building systems.
ii.
In addition, at the time of the Manager's appointm.ent, several trenches
had been dug on the first floor of the Dupont Property as part of an
environmental remediation effort that was commenced before the
Manager was appointed but not completed. The Manager retained
Ground 'Force Environmental. to advance its work to the point where
the ground floor ofthe Dupont Property was safe and useable.
iii.
Unfinished electrical work posed a significant safety hazard at the
Dupont Property when the Manager was appointed. In order to ensure
tenant safety and compliance with applicable codes, the Manager hired
No.rel Electric to address these issues.
iv.
The elevator shaft of the Dupont Property was also deficient when the
Manager was appointed. The Manager hired Roman Construction to
address this issue.
Invoices relating to the work performed on the Dupont Property are attached.
b.
Work Order: as you note in your letter, the Manager received a work order
dated. June 5, 2013, which required significant structural repairs, The
Manager hired Roman. Construction. to complete this work. Addressing the
work ord.er also required several. meetings between the Manager and the City
Page 3
fi
in order to address the City's concerns and ensure that the Dupont Property
complied with all applicable codes.
c.
Tenant management: the Manager spent significantly time interacting with
tenants of the building. Many of these tenants were induced to enter into
These
leases by promised improvements to the Dupont Property,
improvements were not completed prior to the Manager's appointment and the
owner of the Dupont Property, Dupont Developments Inc, ("Dupont
Developments") did not have funds to complete further work.
The Manager had several discussions with tenants who threatened to withhold
rental payments as a result of the owner's failure to complete the promised
work and the general state of the building. All of these disputes were resolved
and the Manager collected all the rent owed while it was managing the
Dupont Property.
The Manager's interaction with the tenants was further complicated by the
fact that several of the tenants had no written leases. We understand that this
situation arose during your clients' ownership ofthe building.
d.
Cash flow forecasting and creditor management: the Dupont Property
operated at a loss at all material Ti mes, The Manager secured funds to
continue the operation of the Dupont Property and managed cash flow to
ensure that the building could continue to operate.
Interaction with stakeholders (3): the Manager spent time interacting with your
clients and with other stakeholders. The interaction with your clients was
significantly more complicated because of your clients' unexplained refusal to enter
into a confidentiality agreement.
The other stakeholders consulted by the Manager included the various parties with
liens registered against the Dupont Property.
Negotiated Agreetnents of Purchase and Sale (3): the Manager and its counsel
negotiated and executed three separate agreements of purchase and sale, each of
which was terminated during the due diligence stage.
Legal complexity (3): the Dupont Property required significant legal work. Shortly
after the Manager's appointment, the Manager learned that Dupont Developments
had entered into a lease with Maxx the Mutt (an art school) which required that
Dupont Developments complete extensive renovations to the Dupont Property.
Dupont Developments was unable to fund these renovations. The Mana.ger's counsel
conducted. research with respect to its ability to disclaim the lease and, if necessary,
vest the least off of title (0 the Dupont Property so that it could be sold.
Page 4
Subsequently, your clients served a motion to lift the stay of proceedings so that they
could commence enforcement proceedings originally returnable in June 2014. Your
clients resisted taking possession of the Dupont Property and, as a result, the Manager
was forced to draft and serve a motion for its discharge. Your clients threatened to
oppose this moti.on and force the Manager to remain in possession of the Dupont
Property against its will. Both motions were ultimately adjourned to October 9, 2014.
Prior to the return of your clients' motion, vve wrote several times to confirm the
'Manager's understanding that your clients would make appropriate arrangements to
take possession. We did not receive the courtesy of a response to these e-mails and
your office subsequently took the position that your clients meant all along to leave
the Dupont Property unattended. .My e-mail describing these events (which also did.
not receive the courtesy of a response) is attached.
The foregoing events :required a further attendance by the Manager to ensure that
stakeholders and the Court understood the position that your clients put the property
in and added further legal complexity to this aspect of the Manager's mandate.
in addition. the Manager's counsel drafted three Agreements of Purchase and Sale
relating to the Dupont Property, together with various collateral documents relating to
each agreement The fact that three separate Agreements of Purchase and Sale were
negotiated and then terminated added further legal complexity.
Claims Process (O.): no claims process was conducted in connection with the JJupont
Property and therefore there is no portion of the fee allocation ascribed to that
category.
Property value (2): the value of the. Dupont Property was determined to he between
$5
and $10 million based on the Manager's discussions with CBRE and
potential purchasers.
The Manager's dockets have all been produced. No further breakdown exists. In the
Manager's view, a strict accounting to allocate time among the assets that were the subject of
the November 5 Order receivership would not be cost-effective and would drive up the
overall cost ofthe proceeding. The Manager's 22nd Report sets out what is, in the. Manager's
view, a fair method of allocating costs among the properties.
As noted above, no specific value has been assigned. This portion of the allocation is based
on a range of values determined by the Manager based on its marketing activities. it
implicitly accounts for environmental contamination since that contamination impacted the
value of the offers made to the Manager. It is not based on any appraisals of the Dupont
Property.
Page 5
Without accepting that your clients' subjective assessment of the value contributed by the
Manager is relevant, we advise as follows:
(a)
No renewal agreements were completed with existing tenants. Given the state of
repair of the Dupont Property, the Manager was o.f the view .that prospective
purchasers may decide to conduct extensive renovations or even dem.ol.ish the
existing building. Long-term tenancies would potentially complicate such efforts and
decrease the sale value of the property. "If he Manager also notes that no stakeholders
(including your clients) took the position that the Manager should seek to enter into
renewal agreements with tenants of the Dupont Property.
(b)
The Manager's repair work is described above. That work was required to ensure
that the Dupont Property was safe and .useable for tenants. No funding was available
for more extensive renovation.
(c)
The steps taken by the .Manager are described above, the City of Toronto was
satisfied with these steps and the work order was lilted.
5.
The legal issues relating to .the Dupont Property are described above.
The meaning of this question is not clear. The Manager fulfilled its .mandate pursuant to the
Ord.er of Justice Newbo-uld dated November 5, 2013. its activities and accomplishments are
described above and in its reports.
7.
With respect to fonds borrowed to support the Dupont Property, please see attached a cash
flow which describes how funds were used and invoices to support the Manager's
expend itures.
We trust the foregoing addresses your questions. We look forward to receipt of .particulars of your
clients' objection to the fee allocation and proposed alternate allocation.
Yours very truly,
Gooduaans LLP
&.3e.t.7.!A
Mark Dunn
Encl.
6403379.1
Mangelinden, Miguel
To:
Subject:
Dunn, Mark
RE: 1485 Dupont St
From: James Merryweather
Sent: June-06-14 12:20 PM
To:'Jack Brudner'
Cc: Harlan Schonfeld
Subject: RE: 1485 Dupont St
Hi Jack:
Please find attached the following:
1. Rent roll for June 2014
2. Receiver's weekly Cashflow for the period November 5 to May 30; you will see that the property is not selffunding
3. Contact information for property manager is
Briarlane Property Management
Mr. Andrus Kung, VP Operations
(905)943-7303
akungPbriarlane.ca
With respect to the sale process, you may recall that we entered into an APS with a potential purchaser a few months
back; that purchaser terminated the APS during the due diligence phase.
Currently, we are negotiating with another potential buyer, and if the proposed transaction is completed, the sale price
will be sufficient to deal with the secured claims on the property.
When we initially spoke in January, I suggested that you tour the building; have you had an opportunity to do so? If not,
would you like me to arrange something?
James Merryweather, CGA
SCHONFELD INC. Receivers + Trustees
438 University Avenue, 21st Floor
Toronto, ON M5G 2K8
Tel
Fax
416.862.7785
416.862.2136
ext. 3
This email may contain confidential information and no rights to privilege have been waived. If you are not the intended recipient, please notify us immediately.
Thank you.
From: Jack Brudner [mailto:[email protected]]
Sent: June-06-14 8:47 AM
To: James Merryweather
1
Subject: Re: 1485 Dupont St
Good morning James,
Would you please forward a copy of the current Rent Roll to me as well as the name of the present property manager, the
contact person and his/her phone number and email address.
When l last spoke with Harlan he advised he was negotiating on two Offers on the property. May l have an up-date on the
status of those two (or any others since) Offers.
Your prompt reply would be appreciated.
Regards
Jack Brudner, on behalf of
Millwood Management Limited
Original Message
I.J.prozPm
From James Merryweather kb.
To: ijbrudnersvmpatico.ca'
Sent: Tuesday, May 13, 2014 10:27 AM
Subject: 1485 Dupont - Insurance
Atf#244
6SK,L)
Aar'
sv
L7.4717.V.
Hi Jack:
Hope all is well with you.
As requested, please find attached the certificate of insurance for the above property, expiring December 15, 2014.
James Merryweather, CGA
438 University Avenue, 21st Floor
Toronto, ON M5G 2K8
Tel
Fax
416.862.7785
416.862,2136
ext. 3
This email may contain confidential information and no rights to privilege have been waived. if you are not the intended recipient, please notify us immediately.
Thank you.
2
Rent Billing fer 06/01/2014
Dupont Dcvelpments Ltd.
Building. A85 21
Block:
Lot.:
r TL 00.,01 DupontCmay g,f,
Posting Dater
Master
Unit
Tenant Cd/
Invoice*
tot
Pattison7
2014-06
1491
201
202
205
301
307
05/30/2014 Page:
11:26AM Meagan
Develpments Ltd.
Name/
Aud Grp
Aud
Unit From Bate
8111
Space. Code
Rent
Cmu
Emu
Basi
StiL
500.00
50.00
65-00 13.000
6.50 13.000
521.50
Rc
1491
Emu
2,216.00 Basi
1,769.92
230.09 13-000
2,000.01
Rc
-00
201
Cmu
1,804.00 Basi
2,017.70
262.30 13.000
2,200_00
Rc
7,286.06
202
202
202
202
202
Cmu
Cmu
Emu
Cmu
Emu
2,260.00 Bast
Ins
Taxe
Cam
Utll
2,165.03
56.50
310.75
951.08
659.1/
281.56
7.35
40.40
123.64
05.69
13.000
13.000
13.000
13-000
13.000
4,681.91
Rc
Refer
(Unit)
Unit
Type
Pattison Outdoor Advertising LP
00410696 0001 12/01/2000
12/01/2000
001
001
RonRosen
2014-06
Ron Rosenes
00410656 0002 01/01/2014
DuboisMal
2014-06
Dubois/Malakain
00410696 0003 01/01/2014
Hendersol7 Henderson Resource Group Inc.
00410696 0004 11/0112013
2014-06
11/01/2019
11/01/2013
11/01/2013
11/01/2013
To Date
Tax
Amount
Tax
Pro A/R
Total Rate Cat
A/R
Balance PYmt Method
on Inv
-621.50
On Inv
On Inv
On Inv
10/31/2014
10/21/2018
10/91/2015
10/31/2018
10/31/2018
4,463.20
On Inv
Mint
2014-06
Mint
00410696 0005 01/01/2014
205
Emu
2,534.00 Basi
2,232.75
290.26 13.000
2,523.01
Rc
5,045.18
Blackbur5
2014-06
Slackburn/Martinelic
00410696 0006 01/01/2014
301
Cmu
1,958.00 Basi
1,500.00
195.00 13.000
1,695.00
Rc
.00
BatHyWor
2014-06
Eat My Words
00410696 0007 01/01/2011
307
Emu
1,572.00 Basi
1,100.00
143.00 12.000
1,243.00
Rc
.00
Vacant
Vacant
Vacant
Vacant
Vacant
00410697
00410627
00410697
00410697
00410697
On Inv
On Inc
12,338.00
Total billing
101
103
1489
204
208
11
0001
0002
0003
0004
0005
Description
Billing,
. Rent Receivable commercial
Harmonized Sales Tax
Basic Rent
Taxes
Common Area Maintenance
Utility Recovery
Insurance Recoverable
Vacancy; Basic Rent
Basic Rent
End of report.
06/01/2014
06/0112014
06/01/2014
06/01/2014
06/01/2014
06/30/2014
06/30/2014
06/30/2014
06/30/2014
06/30/2014
Allocation
G,TL,I48,0301.10
0,21,148,1E21.200
0,21,140,3200
0,21,148,3210
0,21,118,3210
0,21,145,3220
0,21,148,3213
0,21,148,3200
0,21,148,3290
101
103
1489
204
208
10,221.00
2,030.00
3,081.00
954.00
7,262.00
a015
01.1
Emu
Emu
Cmu
13,313.70
Basi
Basi
Basi
Basi
Basi
1,730.72
15,044.49
21,625.00
1,860.00
2,567.50
795.06
6,051.61
21.625.00
1,665.83
2,567.59
755.50
6,051.67
Total vacancy
29,540.00
32,903.00
Total lease/space
11,886.00
47,947-49
A/R
Tax
Revenue
15,044.49
.00
.00
.00
.00
.00
.00
.00
.00
.00
-1,730.79
.00
.00
.00
.00
.00
.00
.00
.00
.00
-11,206-20
-310.75
-951.08
-709.17
-56.50
-32,901.00
.00
Vacancy Audit Grp
.00 00410696
.00
.00
CO
.00
.00
.00
.00 00410697
32,903.00
15,044.49
-1,700.79
-46,216.70
32,903.00
2019
16,0E6.94
ElerustnieVe alto 11 „Faintly ()wiled_ Companies
Cal h flow
W
Acural
843,luy-13
{Sapid
Openinu Balance
1.7posits
1..easkoR8;ew.w
F um!ngristanager
Futtcling- Waltnu
Sale ef Real Prupwo (,00
Disburs.(,:rnent
Skagailts
Proposty Tans
138T
11111 Wes
op.roing skirl,[ler,
Pr4licm Supp Eicm
Properly Mutuipettnetit
i.or.c.
t34ok Feco
(11,4 Poreitase(lteckapt100)
Ciosiag ltaianoe(Fund in g 14414)
AtItusl
154`los-13
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22,N0.-13
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13
294340s
,
Actual
13
64)e()
,
Actual
13-D.'-l]
Enda3
Actual
2O-Dee-13.
Actual
27431.,c-13
14,769
4
131
1,826
1,762
504371
70
52,0711
52,070
0
0
7...350
127
0
0
1,695
0
0
0
0
0
7,741
0
65,950
11
0
4.750
2,000
50.000
3.243
o
U
0
0
0
0
0
(24,375)
0
0
0
0
o
o
0
0
0
o
o
(24,375)
a
(3„755)
0
41
0
(43)
0
o
1247(
11
Q
0
0
0
o
U
0
0
{)
0
0
(251
0
11
{21)
4
131
1.426
(9;X41)
1,762
(7e11)
50.071
{4,730)
0
0
0
0
o
4)
U
0
0
0
1.219
0
0
70
62.970
52:070
(50.000)
ACitaal
17-.1au-14
Actual
19-3 tri-14
Aclual
3-Jan-14
52.480
Actual
31-1sre14
Actual
24-Jan-14
29,183
18,8(11
(„520
240
5,430
1,695
0
0
30.036
!coo°
o
c
0
0
0
0
0
0
0
0
0
0
0
(1.31.31
(24,375)
o
0
16,8147)
0
0
0
0
(125)
o
0
0
0
(3,005)
0....769
0
o
0
o
o
0
(1,441)
0
(23,730)
0
o
a
0
o
o
o
(20)
i)
51449
9
0
29.1,63
11
0
1 g ,R01
0
0
/1,520
(5(
0
14,646
(36.757)
(I
(3,:495)
(961)
(299)
•
184 rus.tei OVA-to n ,loartly 4.1,pmed ,Compti
C'ashfluev
Wcck
Actual
3-Pc-0-14
Dupont
Opening Batanee.
13,81105115
1.,=sing Rovenue
Funding-Manage(
I= undilig- Wzdtpri
Sate e1 Real Properly(mg
Disburserserss
Mortgazes
Propeay Tiros
GIST
(leaks
Operating 2uppllers
Project Suppliers
Inwerty Malawi...I-not
1 teeiranec
13xiik fees
(3It Purchase(14ede ntrelne))
Closing Painnee(pending N
14,645
1,243
0
11
0
V
0
0
(2,459)
0
0
0
0
0
0
15.430
Ad.()
14-Fel,
-14
15,430
0
0
0
0
0
0
0
(14,938)
(22)
0
0
0
0
0
4711
Aciuul
21-1,e6-14
470
0
0
0
41
ll
11
o
(429)
0
0
0
0
0
0
31
Actual
21843dt-14
31
5,058
21,000
0
0
0
0
0
0
(2,452)
0
0
0
{lb)
0
22.821
Actual
7-M e(-14
22,621
8p.53.
0
0
C)
0
0
0
(4,2(4)
(3.371)
(L3,550)
(961)
0
0
0
9,480
Actual
14-1,,IN--14
9,480
21-Mar-14
17,155
Av uat
28-1,4ar-14
10,425
„Palm!
4-Apr-44
13,6,85
0
18,000
0
0
I,140
1,000
0
0
5,113
0
0
0
8,601.
0
0
0
0
0
0
0
(10,225)
0
0
0
0
1)
17,155
0
0
0
41.900
(962)
0
0
0
0
0
10,425
0
0
0
0
(293)
0
(961)
0
11
0
13,685
0
0
0
(3,145)
0
0
0
)
(58622
174)
41
13.507
Actual
1 t -Apr-14
Actual
15-Apr-14
Adak
21-.Apt-,44
Acttat
?-May-14
13,507
1396
1,322
6,100
0
2,000
0
0
0
111111
11
41
0
2,000
0
0
8,561
0
0
0
0
0
0
41
(2,261)
0
(9611
0
0
0
6,1011
0
0
0
(412)
(4.920)
0
0
0
(14)
0
9,256
0
0
0
(11.„805)
V
0
0
(57)
(2,305)
0
0
13
0
0
1,395
(1,012)
0
0
0
0
0
I 322
Aertiste 1w1Vgatron Juudl v Owned Cmuym
CosIdlom-
t4
te-upont.
Ugtalue Kalet.te
Deposi14
Leasing Revenue
Moulinä-Manager
Putbding-Walinn
SaltofRd.21 Prepire (ina)
Disburstioeute
Morigage
hupe:Gy Taxe
GST
titele
Operuang Suppt1ere
Ptuj,....:t Surr Acr3
Matulgeractit
Prop
hati:aace
Vcro
Kurcluse(Itadeeoption.)
Closing Fiplenee(Pnrd]ngNadl
Weck Eild0d
Actual
Actuol
231 av-,14
1 6-114ny -[4
Aetim I
30-Ma -14
Ae.t0a1
30 V,'
n duti
30-Mov-14
9,256
8,399
3,377
5,180
14,769
4,335
0
0
6,090
0
1,810
4,686
4,900
75.174
157,000
9:4,050
i1
0
0
0
0
(4.331)
(1,3781
ii
0
13
0
II
8390
(1,793)
0
8
II
8
8
8
II
0
(1,298)
0
0
0
0
0
0
0
0
0
(6,922.).
3,377
5,186
0
1)
6
0
(2A751
(2,2K)
(961)
13
(17)
0
KI02
(72,12)
0
(76,787)
(48,764)
(119,583)
(6,243)
(6.919)
(911)
Ii
8,1.62
Mangalindan, Miguel
To:
Subject:
Dunn, Mark
RE: 1485 Dupont
URGENT
From: Dunn, Mark
Sent: Sunday, October 19, 2014 7:58 PM
To:'Michael J. Brzezinski'
Cc Empey, Brian; LaBine, Jackie; [email protected]; Mark S. Shapiro; James Merryweather; 'David P. Preger'
Further to my e-mail on Friday, 1 have now had an opportunity to review our correspondence relating to this matter. We
remain of the view that your recitation of the facts is not correct and that the situation your client has now placed the
Property in is unacceptable.
Let me deal first with your assertion that you were forthright with respect to the fact that your client did not intend to
take possession of the Property. I can state categorically that I had no knowledge at all of this intention. My client did
not — and would not — consent to the Property being left without anyone responsible for it. If we had known of your
intention, we would have opposed it.
The relevant facts are set out below:
• When you first brought your motion in June 2014, I made it quite clear that our client would be seeking a discharge
and your client would need to take possession. Your client did not want to take possession because of the various
environmental issues and other factors relating to the Property. In fact, your client was so concerned about taking
possession that it considered asking the Court to require that my client remain in place against its will. Ultimately,
your client adjourned its motion because an offer was received by my client. That offer unfortunately did not result
in a completed transaction and you rescheduled your client's motion;
•
l wrote to you on September 8, 2014, shortly after you rescheduled your motion for October 9 to reiterate this
position:
"As you know, our client will not oppose your motion to lift the stay and will seek a discharge from any
responsibilities that it may have in respect of the Dupont property at the same time. I made it clear
during our previous conversations that the Manager is not prepared to remain in place once the stay is
lifted. Please confirm that your client has made, or is in the process of making, alternate arrangements
for the management and preservation of the property pending completion its power of sale proceedings
or whatever other enforcement steps it is planning once the stay is lifted."
•
I did not receive the courtesy of a response to my e-mail, so 1 wrote again on September 30, 2014 as follows:
"I have not heard back from you in response to my e-mail below. As you know, we will be obtaining a
discharge from any responsibility for 1485 Dupont. Kindly confirm that your clients have made
appropriate arrangements to take possession."
•
Again, I did not receive the courtesy of a response. You called me a few days before the motion and advised that
your client planned on withdrawing its motion. I advised that I was puzzled by this since my client had consistently
and repeatedly advised that it did not object to lifting the stay but would seek a discharge.
•
In light of my e-mails on September 8 and 30, you cannot possibly have been confused about my client's position
that if your client lifted the stay and my client was discharged, your client would need to take
possession. Moreover, I asked you to have your client contact mine to make these arrangements. You said you
would raise it with him. You never once raised the possibility of leaving the Property unattended.
1
•
Perhaps most troubling of all is that you now say that this was your intention all along when you drafted the Order.
We will be putting these facts before the Court at the earliest opportunity and seeking advice and direction with respect
to how we should proceed. Leaving everything else aside, we now have a situation where there is no party responsible
for the Property. Our client has been discharged but its property manager(who is also discharged) is receiving calls from
tenants who have no other contact. No one is available to respond to emergencies and it is not even clear if your client
has secured insurance for the Property. Your client is not the only stakeholder with an interest in the Property. If, as
you now assert, your client does not intend to take possession then alternate arrangements need to be made so that the
Property is protected. Whatever these arrangements are, they will need to be funded by a charge that ranks ahead of
your client's charge.
We have been keeping track of all time spent on this issue separately and will ask that costs be awarded against your
clients, payable forthwith. In the alternative, these costs will be added to the Manager's charge, which ranks ahead of
your client's charge.
Regards,
Mark
From: Michael J. Brzezinski [mailto:[email protected]]
Sent: Friday, October 17, 2014 4:43 PM
To: Dunn, Mark; Mark S. Shapiro
Cc: Empey, Brian; LaBine, Jackie; [email protected]; James Merryweather
Mark,
The Order of Justice Pattillo does not require our clients to take possession of the Property. In fact, the Order was
specifically worded so as to avoid that result. Rather, it lifts the stay and grants the Mortgagees the right to enforce the
mortgage in whichever manner they see fit. Enforcement does not necessarily require possession and our clients are
under no obligation to do so. We have been forthright about this from the get go.
In any event, Mr. l3rudner cannot be reached today as it is a Jewish holiday. We will seek instructions and advise how the
Mortgagees wish to proceed early next week.
Regards,
Michael
Michael J. Brzezinski Lawyer
199 Bay Street
Suite 2200
Commerce Court West
Toronto ON M5L 1G4
.1...„.v
Phone 416-777-2394
416-865-1398
Fax
Email MBrzezinskiOdickjnsonwright.com
I
ICKINSON
OFF43:i
eassEE:W.AFKISPATON D.C, .7cr
'WM
From: Dunn, Mark [maitto:mdunnPgoodmans.ca]
To: Mark S. Shapiro; Michael J. Brzezinski
Cc: Empey, Brian; LaBine, Jackie; [email protected]'; James Merryweather
2
Importance: High
Gentlemen,
Please see below. As you know,the Court Order clearly requires that your client take possession of the property from
my client. Your client consented to this order. Your client's failure to act is putting the property at risk in a way that we
cannot and will not accept. If your client does not arrange to take possession immediately we will be forced to bring an
urgent motion to directions to the court and look to your client for the costs incurred as a result of its inaction.
I look forward to hearing from you.
Regards,
Mark
Mark Dunn
Goodmans LLP
416.849.6895
mdunnacioodmans.ca
Bay Adelaide Centre
Toronto, ON M5H 2S7
goodmans.ca
**1,40` Attention"
44*
This communication is intended solely for the named addressee(s)and may contain intinmation that is privileged, confidential, protected or otherwise exempt from disclosure. No
waiver of confidence, privilege; protection or otherwise is made.If you are not the intended recipient ofthis communication, or wish to unsubscribe, please advise us immediately
at nrivac officers oodmans,ea and delete this email without reading, copying or forwarding it to anyone. Goodmans LLP,:333 Bay Street, Suite 3400, Toronto,ON,NISH 257,
www.goodmans.ca. You may unsubscribe to certain mormmications by clicking here.
From: Andrus Kung [mailto:akung©briarlanexa]
To:'Harlan Schonfeld; [email protected]
Cc:'James Merryweather'; 'Susan Liberto'; LaBine, Jackie; Dunn, Mark
Importance: High
None one has yet picked up the files or keys. Tenants and contractor continue to call us and we are not responding. This
is a dangerous situation because there is no one responding to emergencies or keeping an eye on the property.
If Tenants and contractors call should I direct them to Jack?
Please advise as this is an Urgent issue.
Thank you,
Andrus
From: Harlan Schonfeld [rnailto:Harlan(thschonfeldinc.com]
To: jbrudnerOsympatico,ca
3
Cc: James Merryweather; Andrus Kung; Susan Liberto; LaBine, Jackie; Mark Dunn (mdunngoodmans.ca)
Jack:
The order is dear. The Manager is discharged of any responsibility. The mortgagee is in control of the
property. Briarlane nor the Manager have any responsibility.
We've moved....
S. Harlan Schonfeld CPA, CIRP
77 King Street West
Suite 3000, P. 0. Box 95
TD Centre North Tower
Toronto, ON M5K 1G8
Tel 416.862.7785
Cell 416.254.1992
Fax 416.862.2136
This email may contain confidential information and no rights to privilege have been waived. If you are not the intended recipient, please notify us immediately. Thank you.
Confidentiality Warning; This message and any attachments are Intended only for the use of the intended recipient(s), are confidential and may be privileged. If
you are not the intended recipient you are hereby noted that any review, retransmission, conversion to hard copy, copying, circulation or other use of this
message and any attachments is strictly prohibited. If you are not the Intended recipient please notify the sender immediately by rettim e-mall and delete this
message and any attachments from your system.
Information confidentielle Le présent message, ainsi que tout fichier qui y est joint, est envoyé a 'Intention exclusive de son ou de ses destinataires; il est de
nature confidentielle et peut constituer une information privilégiée. Nous avertissons toute personne autre que le destinataire prévu que rexamen, la
retransmission, l'impression, la copie, la distribution ou toute autre utilisation de ce message et de tout fichier qui y set joint est strictement interdit, Si vous n'ètes
pas le destinataire prévu, veuillez en aviser Immédiatement rexpéditeur par retour de courdel et supprimer ce message et tout documentjoint de votre système.
4
Mangalindan, Miguel
To:
Subject:
Dunn, Mark
RE: 1485 Dupont / 300 Campbell
From: Ronald Rosenes <[email protected]>
Date: October 28,2014 at 11:49:46 PM EDT
To: harlan Schonfeld <[email protected]>
Cc: Jeanne GRIERSON <[email protected]>, Ron Rosenes <[email protected]>, Cory Blackburn
<[email protected]>, Arline Malakian <[email protected]>, Blair Henderson
<[email protected]>
Subject: Fwd:1485 Dupont/ 300 Campbell
Hello Harlan,
On behalf of the tenants at the below address, l am wondering if you are able to provide us with any
information regarding the identity of the Mortgagee for this property.
l have been a tenant here since 2004 and to this point, am concerned that we have not been contacted
regarding future arrangements.
Can you be of assistance in helping to identify the Mortgagee for 300 Campbell Ave and letting us know
what the future might hold for the remaining tenants in the building?
To date, Briarlane has not been forthcoming or able to provide such information.
Thank you for any and all information you might be able to provide.
Ron
Ron Rosenes CM
1491 Dupont St.
Toronto, ON M6P 352
C 416.726.5147
T 416.901.5147
Begin forwarded message:
From:"Meagan Wint" <mwint(briarlane.ca>
Subject: 1485 Dupont 1300 Campbell
Date: October 27, 2014 at 3:36:48 PM EDT
To:'Ronald Rosenes"' <ronarosene&com>
Cc:"'Andrus Kung" <[email protected]>,'Aura Epure" <aebure©briarlane.ca>
Good Afternoon,
Please see the attached letter regarding 1485 Dupont / 300 Campbell.
Thank you,
Meagan
1
Meagan Whit I Commercial Administrator
www.briarlane.ca
Briarlane Rental Property Management Inc.
905,944.9406 ext. 306 (office)
905.944.1976 (fax)
[:=4
address
This e-mail is confidential, if you are not the intended recipient, please notify us by telephone or return e-mail immediately and delete this e-mail from your system without
making a copy. Any unauthorized use or disclosure of this e-mail is prohibited.
2
RentalProperty
Management Inc.
Notice to:
All Tenants
From:
The Property Management 1485 Dupont St. and 300 Campbell Ave.
Subject:
Mortgagee
Date:
October 9, 2014
Dear Tenant,
Schonfeld Inc, Receivers + Trustees, was appointed Manager of the property in which you occupy
premises pursuant to a lease, by an Order of the Ontario Superior Court of Justice on November 5, 2013.
Please be advised effective October 9, 2014 Schonfeld Inc, Receivers + Trustees is no longer Manager
and Briarlane Rental Property Management is no longer Property Manager of the property in which you
occupy, pursuant to a lease, by an Order of the Ontario Superior Court of Justice on October 9, 2014.
The Mortgagee of the building has taken over and we have no further information at this time. If in the
future the Mortgagee decides to retain us as the Property Management we will let you know.
It was a pleasure working with all of you.
Yours truly,
By its Authorized Agent and Manager
BRIARLANE RENTAL PROPERTY MANAGEMENT INC,
per;
Andrus Kung,
Vice President, Commercial Properties and Operations
85 Spy Court, Suite 100, Markham, Ontario, L3R 4Z4
Tel: (905) 944-9406 Fax: (905) 944-9083
www.briarlane.ca
Mangalindan, Miguel
From:
Sent:
To:
Subject:
Dunn, Mark
Monday, February 02, 2015 2:12 PM
Mangalindan, Miguel
FW: 1485 Dupont URGENT
Follow Up Flag:
Flag Status:
Follow up
Flagged
From: David P. Preger [mailto:DPreger(adickinson-wright.corn]
Sent: Monday, October 20, 2014 2:47 PM
To: Dunn, Mark
Cc: Mark S. Shapiro; Michael J. Brzezinski; Empey, Brian; LaBine, Jackie; Christina E. Corrente
Mark,
Now that it is discharged of any responsibilities in relation to the property, l do not see any basis for the Manager
making an issue over this. I have read the October 19 Order of Pattilio J. There is nothing compelling our client to go
into possession. Moreover, it is not clear to me how a Judge could or would compel our client to take possession.
In any event, l am not available to be in Court tomorrow morning and do not see any urgency. l trust that any motion
you intend to bring will be scheduled either at a 9:30 am chambers appointment returnable when l am available, or in
consultation with me.
Meanwhile, our client needs to know how much, if any, your client asserts is payable to the Manager for fees and
borrowings in priority to our client's security. Could you please get that information to me as soon as possible, together
with the appropriate back up.
David P. Preger Partner
199 Bay Street
Suite 2240
Commerce Court West
Toronto ON N151_ 1G4
Phone 416-646-4606
Fax
416-865-1398
Email DProgerAclickinsonwriciht.com
<image002.png><image003.png>
<image004.jpg>
From: Dunn, Mark [mailto:mdunragoodmans.cal
Sent: Sunday, October 19, 2014 8:18 PM
To: David P. Preger
Cc: Mark S. Shapiro; Michael J. Brzezinski; Empey, Brian; LaBine, Jackie; Christina E. Corrente
David,
I am forwarding to you an e-mail in which Mr. Brudner indicates that Dr. Bernstein is somehow responsible for the
property. Dr. Bernstein was never responsible for the management of the property, even before my client was
appointed. He certainly has no such responsibility now.
The owner company remains within my client's mandate. It has no ability to manage or preserve the property now that
my client has been discharged.
Furthermore, your client's request for "a little time"from Briarlane is difficult to understand. Briarlane is the property
management company retained by my client, their mandate relating to the property ended when our mandate did. It is
not in a position to grant anyone time to do anything. It is also difficult to understand why your client would need more
time to decide what to do since it has had about five months since serving its motion materials to consider a path
forward.
When we spoke this afternoon, you said that your client intended that the property simply be left without anyone
responsible for it. The e-mail below is not consistent with such a position and some clarity would be helpful moving
forward. I would have expected that we would have a shared interest in preserving this property.
As stated in my previous e-mail, we will be bringing a motion for directions,
Regards,
Mark
From: Jack Brudner <[email protected]>
Date: October 19, 2014 at 11:13:22 AM EDT
To: Harlan Schonfeld <Harlan(aschonfeldinc.com>
Subject: Re: 1485 Dupont URGENT
Harlan,
We believe you are misinformed.
True, you have been discharged but that's the only thing ordered as far as responsibility for the property
is concerned.
Since the mortgagees have yet to decide what actions they should take, your benefactor Dr. Bernstein is
now responsible for the property as owner and which we shall be monitoring very closely.
We have spoken to Briarlane and asked them for a little time to allow mortgagees to consider their
position. In the meantime can you please advise us when we may expect to receive from you the
documents, reports, marketing plan etc.as ordered by the Court.
Jack
*4.44 Attention Am.**
This connnunication is intended solely for the named addle, eis)and may contain information that is privileged, confidential, protu,led or otherwise exemptfrom diaclosare. No
waiver of canfitlenco. priv ili e,proteolion or otherwise is Inside. If you. are not the inWndecl recipient ofthis communication,or %ki.sh to unsubscribe, please advise us immediately
at priysiagfrice414,_rollikaan,i,cA and delete this email without reading,copying or ibrwarding it to anyone, Goodniar,s ILP,333 Bay Street, Suite 3400,Toronto,ON,M51-I 2S7,
VAVW.vocimans.ca. You truly unsubscribe to certain communications by clicking here.
Original Message
roni: Harlan Schollferd Wl27-Tkl4A/PARRE4 ,.;, 74;;.M;;VZ,F:0W•ikiti. .;9-.`E qi
To:jbrudnerasympaticaca
Cc: James Merryweather ; Andrus Kung (akundabriariane,ca) ; 'Susan Liberto' ; LaBine, Jackie ; Mark
Dunn ([email protected])
V,' .""
I
2
Jack:
The order is clear. The Manager is discharged of any responsibility. The mortgagee is in control of the
property. Briarlane nor the Manager have any responsibility.
We've moved....
S. Harlan Schonfeld CPA, C1RP
77 King Street West
Suite 3000, P. 0. Box 95
TD Centre North Tower
Toronto, ON M5K 1G8
Tel 416.862.7785
Cell 416.254.1992
Fax 416.862.2136
This email may contain confidential information and no rights to privilege have been waived. If you are not the Intended recipient, please notify us
immediately. Thank you.
Confidentiality Warning: This message and any attachments are intended only for the use of the intended recipient(s), are confidential and may be privileged. If
you are not the intended recipient you are hereby notified that any review, retransmission, conversion to hard copy, copying, circulation or other use of this
message and any attachments is strictly prohibited. If you are not the intended recipient please notify the sender immediately by return e-mail and delete this
message and any attachments from your system.
Information confidentielle : Le présent message, ainsi que tout fichier qui y estjoint, est envoyé 6 l'intention exclusive de son ou de ses destinataires; il est de
nature confidentielle et peut constituer une information priviiegiée. Nous avertissons toute personne autre que le destinataire prévu que l'examen, la
retransmission,!Impression, le copie, is distribution ou toute autre utilisation de ce message et de tout fichier qui y est joint est strictement interdit. Si vous n'êtes
pas le destinataire prévu, veuillez en aviser immédiatement l'expéditeur par retour de cowriel et supprimer ce message et tout document joint de votre système.
3
Barristers & Soliollars
Goodman§
Bay Adelaide Centre
333 Bay Strut, Suite 3400
Toronto, Ontario M511257
TolopOorre: 41E979,2211
Facsitnile 116,979.1234
goodaians.ca
Direct lAne: 416,849.6895
In do nri@goodman s.ca
October 22, 2014
Our File No_: 14-0074
Via E-mail
Joe DiPietTo
c/o the Commercial List Of
330 University Avenue, 7th Floor
Toronto, Ontario
M6.1,2N9
Dear Mr, DiPietro:
Re:
DBDC Spading Ltd. et al v. Norma Walton et al
Court File No. 13-10280-90CL
We are counsel to Schonfeld Inc, in its capacity as, ainong other things, court-appointed
Manager of 1485 Dupont. Street (the "Dupont Property") pursuant to the Order of Justice.
Newbould dated November 5, 2013. We. would appreciate it if you could bring this letter. to
Justice Newbould's attention,
This correspondence relates to the motion brought by the holders of a first ranking charge against
the Dupont Property (the "Dupont Mortgagees") for an Order, among other things, lifting the
stay of proceedings as against the Dupont Property and the Manager's cross-motion for a
discharge of any responsibility for the preservation, protection and rnanagernent of .the Property.
These motions were granted on consent on October 9, 2014 by 'justice Patil[o, Justice's Patillo's
Order (the "October 9 Order")and Endorsement are attached for ease ofreference,
When it consented to the Order sought. by the Dupont Mortgagees, the Manager understood that
the Dupont Mortgagees planned to take over possession and control ofthe .Dupont Property from
the Manager, The Dupont Mortgagees have since advised that this is not correct. The Dupont
Mortgagees have not taken possession of the Dupont Property and have no apparent intention of
doing so.
The Manager has been discharged of any responsibility for the Dupont Property pursuant to the
terms of the October 9 Order. Accordingly, there is presently no one Man aging or controlling the
.Dupont Property, which is a partially .finished building with six tenanted units,
Goodman§
Page 2
Although the Manage• has been discharged from any responsibility for the Dupont Property, the
Manager is concerned that neither affected stakeholders nor the Court could reasonably have
anticipated the present circumstances and, accordingly, feel that it is appropriate to bring the
matter to the Court's attention, The Manager respectfully requests the earliest available
attendance before Justice Newbouid to seek advice and directions with respect to what, if any,
steps are required to preserve and protect the Property,
Yours truly,
Goodmans LLP
7
4 ,
Mark i)unn
6380838
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NORMA WALTON,et ul
le.ebToni.lertg
DBDC SPADIN.el LTD., et al
Applicants
ONTARIO
SUPIRIOR COURT Of JUSTICE
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Barristen & SnLieiton
13;13' Adekitte Centre
Toronto,Canada mefi 2S7
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Mark S.D..np LSUCK 55510L
Tel:(416)979-M11
Fax: ole 979-1234
Lawyors for The Merager
Ni',14-0075
6376E57
Court File No. CV-13-10280-00CE
ONTARIO
SUPERIOR COURT OF JUSTICE
COMMERCIAL LIST
TIONOTIRABLE MR.
IHURSDAY,THE 9.114
)
JUSTICE PAT I
)
DAY OF OCTOBER,2014
DBDC SPADIKA LTD,,
RPORA PIONS LISTED ON SCHEDULE"A" 1:1-E'RETO
Applicants
- and . NORMA -WALTON,RON-AULD w.A.uroN, THE ROSE & THISTLE GROUP
LTD, andECILINTON CASTLE INC,
Respondents
- and THOSE CORPO'RATIONS LISTED INT SCHEDULE "B' MUT°,TO BE
BOUND BY 11-i12, RESULT
ORDER
TEIIS MOTION, made by Florence _Leaseholds Limited, Beatrice Leaseholds Litnited and
Ada Leaseholds Limited (collectively, the "Mortgagees")for an Order in respect of the property
owned
by the
Schedule "B" Corporation; Dupont Developments
Ltd. ("Dupont
Developments"), at the address limn &pally known as 1485 Dupont Street, Toronto, Ontario, the
buildings thereon and all appurtenant lauds subject to the first ranking mortgage (the
"Mortgage") held by the Mortgagees (the ".0upotit Property"), and the CROSS-MOTION by
Schonield Inc,(the "'Manager")for an Order discharging it don any responsibilities that it may
have had with respect to the management, control, preservation or protection of the Dupont
Property were heard this day at 330 University Avenue, Toronto, Ontario.
ON READING the Affidavit of Jack Brudner and the Twelfth Report of the iVianager
dated :June 6,2014 and en bearing the submissions of counsel for the Mortgagees and counsel for
the Manager in :its capacity .as manager of certain companies listed at Schedule "B" to the Order
of Justice Ne'wbould dated November 5, 2013 the "C,ompanies").,1- together with the real estate
properties owned by the Companies n.o one,appearing for any other person on the service list:
1.
THIS COURT ORDERS that the time for service ofthe Notice Of Motion and the Motion
Record of the Mortgagees and the Notice of Cross-Motion and Motion Record of the Manager
are hereby abridged so that this motion and this cross-motion are properly returnable today and
hereby dispenses: with further service thereof.
2.
THIS COURT ORDERS that the stay of proceedings imposed pursuant to paragraphs 12
and 13 of the Order of the Honourable Justice Newbould dated November 5, .2013 (the
"November 5 Order"), as it pertains to the Dupont Property and. Dupont Development, is
hereby lifted -for the purpose of allowing the Mortgagees to enforce their security, including the
-Mortgage, against the Dupont Properly and Dupont 12evelopments.
3.
THIS COT,IRT ORDERS that the Manager is hereby discharged of any responsibilities
that the Manager may have had under the November„.5 Order, the relevant Order of Honourable
Justice Newcixxid dated jannary 20, 2014 (collectively, the "Orders") or otherwise with respect
to the management, control; preservation, protection, marketing andlor sale of the Dupont
Property.and with respect to reporting to affected Persons (as defined
the November 5 Order)
in respect ofthe Dupont Property.
4. • .
COIIRT ORDERS that the Manager disclose (to the extent that disclosure is not
prohibited by any obligation to third parties) and. provide to the Mortgagees any and all
information, reports andlor documentation in the Manager's possession relating to any past and
ongoing efforts to rernediate the adverse soil'and groundwater conditions currently affecting the
Dupont Property, including any plans, studies and other specifics of the steps take-n, to date, to •
implement any such remediation. The. Manager shall provide to tho Mortgagees the same
information, on. the same tams as provided to prospective purchaser of the Dupont Property.
I Schedule "B" was aruende-d by Order dated Jan. tary 16, 2014,
-35,
11-118 COURT ORDERS that the Manager disclose (to the extent that disclosure is not
prohibited by any obligation In third parties) and provide to the Mortgagees any and all material
information., reports and./or .documentation pertaining To its efforts to sell the Dupont_ :Property
during the term of its appoiattnent, inch:Kling but not limited to any marketing report prepared by
CBRE Limited and if no such resort exists, to request of CBRE Limited to prepare and deliver
same, and that it does so on an expedited basis.
6.
THIS COURT ORDERS that the Orders continue in full force and effect except as
inodified by this Order in respec't ofthe Dupont Property,
7.
THIS COURT ORDERS that the Mortgagees shall be at liberty to apply to this Coart to
seek a variation of the priority and quantum of the :Manager's Charge and the Manager's
:Borrowing Ch.arge (as dciincd in the November 5 Order) as these charges relate to the Dupont
Pr°petty,
70riONTO
ENTEiiEr.'; 1,7 iN6C.PIT
ON BOOK NO.:
NO::
LE / DANS LE FIECATTIF-tE
OCT 9 2014
A. Anissimova
Hec;fattk.,1-
Schedule A Companies
I. Dr. Bernstein Diet Clinics Ltd.
2. 22'72551 Ontario Limited,
3. DBDC Investments Atlantic Ltd.
4, DBDC Investments Pape Ltd,
5. DBDC Investments Highway 7 Ltd.
6. DBDC Investnaents Treryt Ltd,
7, DBDC Investments St. Clair Ltd.
DBDC iuvestinents Tisdale Ltd.
9. DBDC Investments Leslie Ltd.
10. DBDC investments Lesilebrook Ltd,
11. aB1)0 Fraser Properties Ltd.
12. DBDC Fraser Lands Ltd,
13. DBDC Queen's Corner Ltd,
14. DBDC Queen's Plate Holdings Inc,.
15. DBDC Dupont Developments Ltd.
16. DBDC Red Door Developments Inc.
17, DBDC Red Door Lands Inc.
18. D13DC Global Mills Ltd..
19. DBDC Donalda Developments Ltd,
20. DBDC Sannon River Properties Ltd,
21, DBDC City),,iew Lands Ltd.
22, DBDC Weston Lands Ltd,
23. DBDC Double Rose Developments Ltd,
24. DBDC Skyway Holdings Ltd.
•
25. DBDC West Mall Holdings Ltd.
26. DBDC Royal Elate Holdings Ltd,
27. DBDC Dewhurst Developments Ltd.
28.TRIDC'Eddystone Place Ltd,
29. DBDC Riehtmind Row Holdings Ltd.
Schedule B Companies
1. Twin. DragOns Corporation
2. Bannockburn Lands Inc. / Skyline
1185 Eglinton Avenue Inc..
3, Wynford Professional C6ntre Ltd,
4. Liberty Village Properties Ltd,
5. Liberty Village Lands Inc,
6. Riverdqle Mansion Ltd.
7. Royal Agincourt Corp.
8. Hidden Gem Development Inc,
9, • Ascalon Lands Ltd.
10. Tisdale Mews .Inc,
11. Leslieb.rook Holdings Ltd.
12, Lesliebrook Lands Ltd.
13. Fraser Properties Corp.
14. Fraser Lands Ltd.
15. Queen's Corner Corp.
16. Northern Dancer Lands Ltd.
17. Dupont Developments Ltd.
18: Red Door Developments Inc. and Red Door Lands,' Ltd.
19. Global Mills Inc.
20. Donalda Developments Ltd.
21, Salmon River Properties Ltd.
22. Cityview Industrial Ltd.
23, Weston Lands Ltd.
24. Double Rose Developments Ltd.
25. Skyway Holdings Ltd.
26. West Mall Holdings Ltd.
27, Royal Gate Holdings Ltd,
28. Royal Gate Nominee Inc.
29. Royal Gate (Land) Nominee Inc,
30, Dewburst Development Ltd. .
3L Eddystone Place Inc,
32. Richmond Row Holdings Ltd.
31 El-Ad (1500 Don Mills) Limited
34. i.65 Bathurst Inc.
DREW SPA-DINA_ LTD. a al
Applicants
-and-
NORMA -WALTON et al
Respondents
Court Fie No_ C 13-10280-00CI.
ONTAR/0
SUPERIOR COURT or JUSTICE.
COMMERCIAL LIST
PROCEEDING commecEn
TORONTO
ORDER
DICKINSON WRIGHT LLP
199 Bay Street
Suite 2200, P..0. Box 447
Commerce Court Postal Station
Toronto, Ontario, M5L 104
Nil-4AM(S.SHAPIRO (38458B)
i-nhapiroicicinsonwright.corn
Tel: (416)646-4603 Fax: (416) 865-1398
TvlICl/AEL J. BRZEZINSKI(63573R)
Email: mbrzezinSici(Zdielcinsonwrig.iit.corn
Tel: (416) 777-2394
Fax: (416)865.-1398
Lawyers for the Mortgagees
ToRoNTo 58495-1 980767v1
JACK COPELOVICI
BARRISTER
1220 Sheppard Avenue East, Suite 204
Toronto, Ontario M2K 2S5
Tel:(416) 494-0910
Fax:(4.16) 494-5480
email:jack@eopel-lameom
January 11, 2015
Delivered by email
Mr. Mark Dunn
Mr. Brian Empey
Ms. Jacqueline LaBine
GOODMANS LLP
Bay Adelaide Centre
Toronto, Canada M5H 2S7
email: [email protected]
email : [email protected]
email : [email protected]
Dear Sirs and Madam:
Re:
Fox and Laser liens — 1,9 and 11 City View Drive, Toronto
The following are questions for the Manager arising out of the 22nd Report and related
documents. These questions are without prejudice to our right to cross examine on the fees on
the suggested date of January 21, 2015. Also, in the event that we deem the answers to these
questions are not fully responsive, we will be seeking leave to cross examine the Manager on
the answers given and any issues arising therefrom.
General questions regarding fees:
1. Please provide the backup documentation for the time spent by the Manager on the
Cityview properties for the period June 2,2014 onwards . . It is our position that,
given the fact that the allocations are being sought to be done now,rather than at the
time that the previous accounts were accepted by the Court, that we are entitled to all
backup documentation for Active Property Management of the Cityview properties
from the time the Manager was first appointed.
2.
3. Please provide the backup documentation for the time spent by the Goodman's
lawfirm on the Cityview properties for the period May 29,2014 onwards.
Page 2
General questions regarding the borrowing of monies from the Bernstein companies:
4. Ts it correct that the monies borrowed from the Bernstein companies to fund the
projects was borrowed at 15%?
5. Is it correct that the Bernstein companies were repaid on their mortgages registered as
against title, with monies borrowed from the Bernstein companies at 15%?
6. What attempts were made to borrow monies from entities other than Bernstein
companies to fund the projects?
General questions regarding the proposed allocation:
7. As at the date, November 5,2013, of the Order of Justice Newbould granting the
superpriority for fees, was any thought given at that time as to the method of allocation
of fees and funding as against the Cityview properties?
8. Was any thought given at that time as to how this allocation would impact the
lienholders' claims on Cityview?
9. Is it correct that, as at February 21,2014 ofthe Order of Justice Spence creating the
holdback fund for the benefit of the mortgagee and the lien claimants that there was no
indication from the Manager as to the proposed method of allocation of fees and
funding?
10. Is it correct that assurances were given by the Manager's counsel as at the date of the
Justice Spence Order in February , 2014 that the sale of 9-11 Cityview would generate
enough funds to pay out the mortgages and the lien claims ?
11. In hindsight, should the Manager not have advised the lien claimants as at February,
2014 that the Manager's fees and fund allocations sought to be recovered from
Cityview generated funds would have a substantial reductive impact on the funds
ultimately available to the lien claimants?
12. If not, why not?
13. Why was the proposed allocation not circulated until well after the Cityview
mortgages had been paid out as per the MOS?
QUESTIONS REGARDING FORMULA USED FOR ALLOCATION TO CITYVIEW
PROPERTIES.
Appendix 2 of the Motion Record contains the weighting factors with respect to each ofthe
Schedule B and Schedule C properties, including Cityview. Please provide answers to the
following questions:
40% Active Property Management:
14. Please ensure that the backup documentation to be provided shows the time actually
spent for active property management for the Cityview properties.
15. How much interest was paid to the mortgagee from the time that you were advised that
the mortgagee and the lien claimants had entered into an agreement, which was
pursuant to their MOS that was provided to you?
16. How much interest was paid to the mortgagee after the first cheque to pay out the
mortgagee was returned?
Page 3
17. Has the interest amount that was paid after the first cheque been factored so as to
reduce the amount sought to be paid to the Manager for Active Property Management
ofthe Cityview properties?
19. A review of the Cashflow chart for the Bernstein/Walton Jointly owned companies
shows that the Cityview properties had a positive cash flow in each of the months. Is
that correct?
20. If so, where were the excess funds spent?
21. For the week ended January 10, 2014 there is a notation of"Funding-Manager" of
$156,400.00. Why were these funds needed?
22. Did they come from funds borrowed from the Bernstein companies?
23. For the week ended January 17, 2014 there is a notation of"Funding-Manager" of
24. Did they come from funds borrowed from the Bernstein companies?
25. Have any of the excess funds from the rental revenue generated from Cityview
properties get used to pay the ongoing expenses of the Cityview properties?
26. Did the rental revenue generated from Cityview properties exceed the ongoing
expenses ofthe Cityview properties?
27. If they did exceed, by how much did they exceed?
28. If there was an excess, where was that excess applied?
29. Was any ofthat excess applied towards Management fees or funding?
10% APS Negotiation.
31. Please advise as to the work done by the Manager under this heading.
32. Please advise why the sale price ofthe property was dropped by $50,000.00
33. What efforts were made by the Manager to sell 9-11 Cityview during the period
February to August, 2014?
25% Legal Complexity:
10% Claims Process:
36. Why have the lien claims still not been valuated?
5% Property value
37. Please advise as to the method of calculation and the sums for Management Fees and
Management Funding that are produced as a result.
38. Has any allowance in the Manager's Fees or Funding been made for the fact that the
lien claimants contributed to the increase in value ofthe Cityview properties?
I look forward to having these questions answered shortly. These questions are provided
without prejudice to ask more questions should it be found in the interests of my clients to do
so.
Page 4
Yours very truly,
C.
Jack Copelovici
Signed electronically
JC:kv
cc.'
cc:
cc:
clients'
Mr. Bram Zinman
OLDFIELD, GREAVES,D'AGOSTINO
Mr. Edward L. D'Agostino
Attention:
email: [email protected];
email: speiou(i-aellnet.ca
email: [email protected]
13ottistcrs & Sotiritats
-roodmang
Bay Adelaide Centre
333 Bay Stint, Suite 3400
Ti3rerito, Ontario trISH 2s7
Tskunone: 416.979.2.211
Facsimile: 416 979.1234
gm/data na.ca
Direct Line: 416.5491495
mdtwinQgoottmans.cit
January 26,2015
Our File No.: 14.0074
BY E-MAIL
Jack Copelovici
Banister
1220 Sheppard Avenue East, Suite 204
Toronto, Ontario
M2K 2S5
Dear Sirs/Mesdames:
Re:
Fox and Laser liens -1,9 and 11 Citty View Drive, Toronto
The Manager's answers to the questions posed in your letter dated January 11, 2015 are set out
below. For ease of reference, your questions have been reproduced below.
General questions regarding fees:
Please provide the backup documentation for the time spent by the Manager on the
Cityview properties for the period June 2, 2014 onwards. It is our position that, given the
fact that the allocations are being sought to be done now, rather than at the time that the
previous accounts were accepted by the Court, that we are entitled to all backup
documentation for Active Property Management of the Cityview properties from the time
the Manager was first appointed.
Manager's response: the meaning of this request is unclear. Dockets describing time
spent by the Manager and. its counsel have been produced. Kindly clarify what "backup
documentation" is being sought so that we may consider your request.
2.
Manager's response: this number was left blank in your letter.
3.
Please provide the backup documentation for the time spent by the Goodman's law firm
on the Cityview properties for the period ivlay 29,2014 onwards.
Manager's response: as set out above, the. meaning of this request is unclear.
Goodmans' dockets have been provided. Kindly clarify ‘what "backup documentation" is
being sought so that we may consider your request.
Goocimanis
Page 2
General questions regarding the borrowing of monies from the .Bernstein companies:
4.
Is it correct that the monies borrowed from the Bernstein companies to fund the projects
was borrowed at 15%?
Manager's response: The Manager's borrowing arrangements were described in its
Second Report and approved by the by Order dated January 16,2014.
Is it correct that the Bernstein companies were repaid on their mortgages registered as
against title, with monies borrowed from the Bernstein companies at 15%?
Manager's response: This is incorrect. 'Funding in January was only used on Cityview
to pay property taxes, which was necessary to obtain the severance.
What attempts were made to borrow monies from entities other than Bernstein companies
to fund the projects?
Manager's response: the Manager's rationale for the funding arrangement entered into
with the Applicants was described in the Second Report.
General questions regarding the proposed allocation:
7.
As at the date. November 5,2013, of the Order of Justice Newbould granting the
superpriority for fees, was any thought given at that time as to the method of allocation of
fees and funding as against the Cityview properties?
Manager's response: The Manager was aware that a method of allocation would
ultimately be required but determintal that the allocation should be assessed later in the
process, when the amount of time and effort spent on the various properties could be
ascertained with greater certainty.
Was any thought given at that time as to how this allocation would impact the
lienholders' claims on Cityview?
Manager's response: Assuming this question also references to the time in and around
November 5, 2013 , the answer is no. At that time, the Manager was not aware of the
lienholders' claims.
The interests of all stakeholders were considered in preparing the allocation
methodology.
„Too ,nal
Page 3
Is it correct that, as at February 21 ,2014 of the Order of Justice Spence creating the
holdback fund for the benefit of the mortgagee and the lien claimants that there was no
indication from the Manager as to the proposed method ofallocation offees and funding?
Manager's response:
In February 2014, the Manager had not made any
recommendation with respect to the proposed allocation and there was no discussion of
how fees would be allocated.
1p
Ts it correct that assurances were given by the Manager's counsel as at the date of the
Justice Spence Order in February . 2014 that the sale of 9-11 Cityview would generate
enough funds to pay out the mortgages and the lien claims ?
Manager's Response: No. It was apparent to all stakeholders that the sale of 9-11
Cityview (which was the first of two parcels that together comprise the Cityview
Property to be sold) would not generate sufficient proceeds to pay lien claimants and
mortgagees. The relevant Order was specifically structured to address this issue by
providing for a holdback to pay amounts claimed by the lien claimants if they succeeded
in proving validity, entitlement and priority over the mortgages. In fact, the sale of 9-11
Cityview did not pay the first mortgage in full. 1 Cityview was not sold until later in
2014.
11
In hindsight, should the Manager not have advised the lien claimants as at February.
2014 that the Manager's fees and fund allocations sought to be recovered from
Cityview generated funds would have a substantial reductive impact on the funds
ultimately available to the lien claimants?
Matinees Response: No. The sale was approved because it was, in the Manager's
view, the best sale available. There is no evidence that a more advantageous sale could
have been achieved. Moreover, it was (or ought to have been) clear to the lienholders
and other stakeholders that the Manager's Charge and Manager's Borrowing Charge was
in first priority on the Cityview Property and that the Cityview Property would need to
bear an appropriate share of the cost of the proceeding. In addition, the Manager notes
that, at the time ofthe February 2014 sale, one parcel of the Cityview sale remained to be
sold and so the total proceeds available for creditors was not known at that time.
12
if not, why not?
See above.
13.
Why was the proposed allocation not circulated until well after the Cityview mortgages
had been paid out as per the MOS?
The Manager circulated the proposed allocation when most of the Properties had been
sold and the costs associated with the various Properties could be ascertained with greater
e
certainty. The timing of the allocation proposal vvas also influenced by requests from
other stakeholders that the allocation methodology be finalized, No such requests were
received by die Manager until in and around October 2014.
in any event, there is no reason to link the allocation methodology to payment of the
mortgages. The mortgages were paid because sufficient funds were available to fund
both the mortgages and there was no dispute after execution of the MOS that these
mortgages were entitled to be paid ahead of other debts,
QUESTIONS REGARDING FORMULA USED FOR ALLOCATION TO
PROPERTIES.
ernmEw
Appendix 2 of the Motion Record contains the weighting factors Kith respect to each of the
Schedule B and Schedule C properties, including Cityview. Please provide answers to the
following questions:
40% Active Property Management:
14.
Please ensure that the backup documentation to be provided shows the time actually
spent for active property management for the Cityview properties.
Manager's Response: The Manager did not track its time by Property. As the Manager
has reported, this is a complex file involving more than thirty companies and numerous
stakeholders. The Manager determined that it was neither practical nor economical to
specifically track the time spent on each company and property. More specifically,
tracking time spent by property would have been both:(i) difficult,. since often meetings,
conference calls and court attendances related to more than one property; and (ii)
expensive, since dividing out tirne by property or company would have taken a
substantial amount oftime.
iS
Flow much interest was paid to the mortgagee from the time that you were advised that
the mortgagee and the lien claimants had entered into an agreement, which was pursuant
to their MOS that was provided to you?
Manager's Response: the second mortgage accrued interest at a per diem rate of $36
per day. The timeline relevant to this inquiry is summarized below:
•
The Manager received a partially executed copy of the Minutes of Settlement(the
"MOS") on October 16, 2014. The MOS did not contemplate- an immediate
payment to the second mortgagee. To the contrary, it contemplated that the parties
would "consent to an Order directing the Manager to pa}'" the second mortgage.
The Manager understood that such an Order would be obtained in advance of
payment.
Good.mss
Page 5
No Order was obtained but, on October 23, 2014, Mr. Copelovici asked when
payment would be made to the second mortgagee. This correspondence did not
state that payment should be made immediately or that no Order would be
obtai ned.
On October 29, 2014, Mr. Copelovici wrote asking the Manager's counsel to pay
the amount owed to the second mortgagee as soon as possible. The Manager's
counsel received a payout statement from the second mortgagee on October 31,
2014 and paid the amount shown on the payout statement to the mortgagee on
November 3, 2014. However, there was an error on the first cheque sent to the
second mortgagee and it was returned. 'The correct amount was paid by cheque
dated November 13.2014.
16
How much interest was paid to the mortgagee after the first cheque to pay out the
mortgagee was returned?
The interest with respect to this ten day period was approximately $360.
17
Has the interest amount that was paid after the first cheque been factored so as to reduce
the amount sought to be paid to the Manager for Active Property Management of the
Cityvicw properties?
No.
If not, why not'?
In the Manager's view, there is no basis for a deduction.
19
A review ofthe Cash.flow chart for the Bernstein/IA/alton jointly owned companies shows
that the City-view properties had a positive cash Clow in each of the months, Is that
correct?
No. Interest was not paid on the outstanding mortgages from February to August due to
lack offunds,
If so, where were the excess funds spent?
There were no excess funds.
For the week ended. January 10, 2014 there is a notation of "Funding-Manager" of
Funds of 5156,400 ÷ 513.500 in the following week were required to pay the outstanding
2013 realty taxes of $177,162. This is clearly shown on the cashflow.
Page 6
Did they come from funds borrowed from the Bernstein companies?
Yes.
For the week ended January 17, 2014 there is a notation of "Funding-Manager"
$13,500.00. Why were these funds needed? See 2 I above.
24.
Did they come front funds borrowed from the Bernstein companies?
Yes.
Have any of the excess funds from
the rental revenue generated frorn Cityview
properties get used to pay the ongoing expenses ofthe Cityview properties?
There were no excess runds. Revenue generated by the Cityview Property were used to
pay ongoing expenses relating to the Cityview Property.
Did the rental revenue generated from Cityview properties exceed the ongoing expenses
of the Cityview properties?
No.
27
if they did exceed, by how much did they exceed?
N/A
28
If there was an excess. where was that excess applied?
NIA
29
Was any of that excess applied towards Management fees or funding?
N?A
30
if not, why not?
N/A
10% APS Negotiation,
31.
Please advise as to the work done by the Manager under this heading.
This heading reflects the work performed by the Manager in connection with the
negotiation of Agreements of Purchase and Sale in respect of the two Cityview
Properties, The purchaser and financial terms of the agreement with respect to 9-11
000-MallS'
Page 7
Cityview predated the Manager's appointment but the Agreement of Purchase and Sale
had to be amended into a form acceptable to the Manager, which required that the
Manager instruct counsel, review drafts and communicate with the purchaser,
In respect of 1 Cityview, the Manager negotiated an Agreement of ?urchase and Sale
with the Purchaser, instructed counsel, reviewed drafts and communicated with the
purchaser.
32
Please advise why the sale price of the property was dropped by $50,000.00
The Agreement of Purchase and Sale entered into before -the appointment of the Manager
contemplated that the vendor would complete various conditions, including securing,
permits. When the Manager was appointed, no funds were available to fulfill these
conditions. Moreover, the Agreement of Purchase and Sale was amended to omit
representations and warranties that the Manager was not in a position to provide.
Accordingly, the Manager and the purchaser negotiated a $50,000 price abatement to
reflect the fact that the transaction was converted to an "as is" sale.
33
What efforts were made by the Manager to sell 9-11 Cityview during the period February
to August, 2014?
9-11 Cityview was sold in February 2014.
25% Legal Complexity:
34.
Manager's response: the costs associated with this property include the legal work
associated with the sale of both parcels of the Cityview Property, including both
transactional and litigation work. All but one ofthe other Properties involved only one
sale approval,
In addition, the sale of 1 Cityview was opposed by Laser in circumstances that added
significantly to the legal costs associated with the sale. More specifically, after several
attempts to obtain an answer from counsel to LaSer with respect to what, it' any, position
it intended to take on the sale, counsel advised that Laser intended to oppose the sale and
intended to do so based on the opinion of its principal, who purported to be an expert on
commercial real estate. This purported expert evidence (which did not comply with the
rules of civil procedure) was not incorporated into an affidavit and, as a result, the
Manager's counsel was forced to prepare to both object to the propriety of the evidence
and, if necessary, cross-examine. Laser's principal ultimately did not testify because the
matter was addressed in chambers but, by that time, the Manager's counsel had spent
time preparing. Ultimately-,Justice Newbould approved the sale but, in light of. Laser's
assertion that the sale price was insufficient, granted Laser an option to purchase at the
(oodm
Page 8
sale price offered. The principal of Laser purported to exercise this option but tendered
--proof' of financing in the form of a commitment letter in trust for a company to be
incorporated. This highly unusual (and ultimately meaningless) comrnitment letter
required further work by the Manager's counsel to determine whether the commitment
letter represented proof offinancing. The Manager ultimately determined that it. did not.
In addition to the foregoing. Cityview Industrial Ltd. (which owned the Cityview
Property) commenced litigation against a purported purchaser of the Cityview Property
for its alleged breach of an Agreement of Purchase and Sale entered into before the
Manager was appointed. The Manager has preserved this litigation.
10% Claims Process:
35.
Manager's'Response: The Manager has evaluated the quantum and validity of the liens
filed by the lienholders. This amount also includes an allowance for future costs
associated with resolution of disputes relating to the 25% costs claimed by the
lienholders, which the Manager believes to be improper. The Manager also attended at
the premises to inspect the completed building as well as reviewing documents and
pictures that were taken during the construction phase.
Why have the lien claims still not been valuated?
The lien claims have been evaluated, the Ivlanager's response will be provided under
separate cover.
5% Property value
37.
Please advise as to the method of calculation and the sums for Management Fees and
Manaaernent Funding that are produced as a result.
Manager's response: this methodology is explained in the Manager's 22nd Report.
38
Has any allowance in the Manager's Fees or Funding been made for the fact that the lien
claimants contributed to the increase in value of the Cityview properties?
Manager's response: the value of the Property is relevant to the Manager's analysis.
The reason that a particular property has a particular value is not relevant.
1 trust the foregoing is satisfactory.
Page 9
(3 Jodmang
Yours truiy,
Goodnians LLP
1
Mark Denn
MSD/cr
FneL
641413X
FINANCING COMMITMENT
TO:
2431318 ONTARIO LTD.
a LT
BORROWER(S)"
ROBERT LORION
"THE GUN
FROM:
NTOR(S)"
BRUNO BORTOLUS,in Trust for a company to be incorporated
without any personal liability
"THE LENDER"
THE UNDERSIGNED LENDER IS PLEASED TO CONFIRM THAT THEY ARE PREPARED TO
PROVIDE YOU THE FINANCING ON THE FOLLOWING TERMS AN)CONDITIONS SET OUT
HEREIN:
LENDER:
BRUNO BORTOLUS,in Trust for a company to be
incorporated without any personal liability
(the "Leader')
The Borrower(s) and/or Guarantor(s) acknowledge and
agree that the Lender shall be entitled without consent of
the Borrower(s) andfor Guaran tor(s), to assign this
agreement to any person, firm or corporation whether now
existing or not, and upon the Borrower(s) and/or
Guarantor(s) receiving notice of such assignment, the
Lender herein shall be relieved of all further liability
hereunder Lind the Borrower(s) and/or Guarantor(s)shall
complete the transaction with such assignee as if such
assignee had originally been the Lender hereunder.
BORROWER:
243I 318 ONTARIO LTD.
(the "Borrower")
GUARANTOR:
ROBERT LORION
(the -Guarantor")
LOAN AMOUNT:
THME!'itILLION ONE HUNDRED AND PIT
TI iOUSAND DOLLARS ($3,150,000,00) CDN
LNTEREST RATE:
TEN PER CENT(10 %)per annum calculated as follows:
calculated monthly and payable interest only and payable in
monthly instalments.
INTEREST ADJUSTMENT DATE:
The Interest Adjustment Date shall be the date of the
advance.
PREPAYMENT OF LOAN:
When not in default the Borrower and/or Guarantor shall
have the privilege of repaying the whole or any part of the
loan at any time or times without notice or bonus.
TERM:
ONE(I) YEAR
PURPOSE OF LOAN:
The loan is to be used by the Borrower and/or Guarantor
exclusively for the following purpose:
PURCHASE OF 1 CITYVIEW DRIVE,TORON'T'O,
ONTARIO
Page 2
The Borrower anchor Guarantor shall provide as security
for the loan the following security ("Security"), in form,
scope and substance satisfactory to the Lender at the
Lender's sole discretion:
SECURITY:
a mortgage in FIRST position on. the lands legally
(a)
described as PART OF LOT 22. CONCESSION 2,
FRONTING THE HUMBER,DESIGNATED AS PART 1,
PLAN 6611-26674,CITY OF TORONTO BEING ALL OF
PIN 07416-0035(LT) Municipally known as I
1
2 acres
CITYVIEW,TORONTO,ONTARIO containing 2/
upon which there is erected a 27,000 square foot building
which is leased.
a General Assignment of Rents un
(b)
described above.
ORDER.DATED AUGUST 20,2014:
ACCEPTANCE OF THIS
COMMITMENT:
DATED at Vaughan, this 2
properly
The Lender acknowledges having received a copy of the
Order of the'Honourable Mr. Justice Newbould of the
Ontario Superior Court of Justice dated August 20, 2014
with respect to the said property.
This Commitment.is open for acceptance by the Borrower
and/or Guarantor until 3:00 p.m.. an the 251 day of
AUGUST, 2014 failing which it shall be null and void and
the Lender shall be under no obligation whatsoever with
respect to this Commitment,
day of AU
LENDER:
0 TOLUS,in. Trust for a company
to incorporated without any personal
liability
=1..**************sitge********W******
The execution of the form of acceptance below attests that the party so executing has read and has fully
understood this Commitment
THIS COMMITMENT IS AC
BORROWER:
-1) as above this
'
24313 0
Per
day of AUGUST,2014.
'DO1
-
A.S.O.
1 have authority to bind the car )(Honor"
GUARANTOR:
B RT LORION
Dayspring Circle
Suite 702
Brampton, Ontario,
P I13l
Wellesley granch
56 Wellesley StreetW., Suite 103
Toronto °Mario MSS 2S3
416.928.6468
002296
Naminga vacation TraVel
Insurince- is available at your
ibtOrtips in four easy steps.
Visit.tnefidiiincuipeitravei to view
flux compreheritiiiii and affordable
plans.
Statement Period Ending: April 30,2013
Account Number: 9695164
Number of Cheques: 3
Cltyview Industrial Ltd.
30 Hazel ton Ave
Toronto ON MSR 2E2
Deposit Accounts
Chequing 0
Cityview Industrial Ltd.
Account Activity
Balance Forward
Cheque Deposit
Transfer In
7311954 wellesy cheq
Cheque Deposit
05-Apr-2013
transfer out
7311954 weliesy cheq
Cheque # 45
05-Apr-2013
09-Apr-2013
Combined Deposit
09-Apr-2013
Transfer Out # 053216500
10-Apr-2013
Transfer Out # 053432484
Transfer In
18-Apr-2013
7311954'wellesy cheq
18-Apr-2013
Cheque # 30
19-Apr-2013
Transfer In
22-Apr-2013
Transfer In
24-Apr-2013
Transfer Out # 050847046.
26-Apr-2013
Cheque # 48
30-Apr-2013_ _ TransactioriFees
Date
31-Mar-2013
04-Apr-2013
04-Apr-2014
Account Totals
Withdrawals
Deposits
12,148.25
14,500.00
636;403.
.636,400.00
Balance
10T60
12,255.85
26,755.85
663,159.15
26,759.15
-700.00
92.15
9,435.25
8,735.25
-5,400.00
335.25
-26,667.00
9,343.10
2,950.00
3,285.25
2,000.00
1,307.75
3,307.75
2,000.00
5,307.75
-1,977.50
-2,000.00
3,307,75
-254,25
-5.25
3,053.50
3,048.25
676,404.00
679,344.65
3,048.25
Page 1 of 3

5th Supplemental report to the 22nd Report of the Manager

Transcription

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